Appeal Zoning By-law 1212-2024 and Loblaw's 35-Storey Tall Bldg. at Woodbine/Danforth.
Appeal Zoning By-law 1212-2024 and Loblaw's 35-Storey Tall Bldg. at Woodbine/Danforth.
The Issue
Petition: Appeal Zoning By-law 1212-2024 and Loblaw's 35-Storey Tall Bldg. at 985 Woodbine Ave.
2024.TE17.8 was adopted by City Council on November 14th.
Date: The Ontario Land Tribunal appeal deadline is December 9th, 2024
On November 4th, a complaint was submitted to the Ontario Ombudsman, on December 6th, upon advice from the Ontario Ombudsman's office, the complaint was submitted to the Toronto Ombudsman!
Email: GW985Woodbine@yahoo.com
Re: Petition to Appeal Zoning By-law 1212-2024
Dear Honorable Minister Paul Calandra ,
We, the undersigned, respectfully urge you to appeal the City of Toronto Zoning By-law 1212-2024 passed at the City Council meeting November 13, 2024, and halt the proposed 35-storey development at the corner of Woodbine Avenue and Danforth Avenue.
As you are aware, Province of Ontario Bill 185 prevents members of the public who have participated in the planning process with written and oral submissions at City of Toronto Statutory meetings from appealing Zoning By-law Amendments. Hence, I understand that you are the only person who can Appeal on behalf of the constituents of Ontario who reside in Toronto Ward 19, and are negatively impacted by this by-law change.
This development, proposed by Choice Properties REIT (a division of Loblaws), has evolved from an initial 15-storey building to a massive 35-storey tower with 620 rental units—only 14 of which are affordable. This drastic change was made without proper public consultation and violates key city guidelines that protect the character and livability of our community.
Key Concerns:
- Violation of Urban Design Guidelines:
The Danforth Avenue Coxwell to Victoria Park Urban Design Guidelines limit the height of buildings at Woodbine and Danforth to mid-rise, with a maximum height of 10 storeys. Amendment 420 to the Official Plan preserves this requirement.
The proposed development exceeds these guidelines by introducing a 35-storey tower, which does not meet the City’s Tall Building Guidelines for fit and transition in scale, height, setbacks, podium height, lot size, green space, and street animation. - Lack of Public Consultations:
There have been three submissions from Choice Properties REIT regarding the proposed development at 985 Woodbine Avenue, and in each case, public consultation has been either insufficient or lacking transparency.
. First Submission (February 2019):
This submission proposed a 15-storey building at 985 Woodbine Avenue, and a public meeting was held at Hope United Church. However, there is no public record of what was discussed at the meeting. Despite the meeting taking place, the City’s project folder does not contain any documentation or summaries of the discussions, leaving the public with no clear understanding of what was presented or the feedback provided.
. Second Submission (November 2023):
In this submission, the height of the building was increased to 35 storeys. A "by invitation" meeting was held on May 6, 2024. While there is a Webex recording of this meeting, it can only be accessed upon request from the Senior Planner. Furthermore, the City Planning Department's project folder has no record of the meeting, and signs surrounding the proposed site state: "Public meeting information will be posted on this sign when available." However, no public meeting information was posted at the site, nor was any information made available in the City’s project folder.
In response to this lack of transparency, I submitted a complaint to the Ontario Ombudsman, following the City’s procedure for private meetings that should have been public, and am still awaiting a reply.
. Third Submission (September 2024):
This latest submission significantly increased the percentage of studio and one-bedroom units to 73% and reduced tenant parking to 48 spaces, despite the development containing 620 rental units. This submission was discussed at the Community Council meeting, where it was mentioned that meetings with planners and Choice Properties REIT consultants were ongoing. However, no public consultation has been held for this submission, and the public has no way of knowing the full details of what is being discussed or what Council will be voting on.
The lack of public consultation throughout this process has undermined the community’s ability to engage meaningfully with the development plans, leaving residents and local businesses in the dark about what is being proposed and the implications for their neighborhood. - Transportation and Emergency Response Impact:
The project’s Transportation Impact Study fails to account for Paramedic Station 46, located at the intersection of Strathmore Boulevard and Cedarvale Avenue. This oversight is significant, as transforming Strathmore and Cedarvale into a queuing area for dump trucks, cement mixers, and construction workers’ vehicles could severely impede emergency response times, particularly for paramedic vehicles.
I raised this concern directly with Chief Chaula, and his Acting Commander acknowledged the issue. They indicated that their staff would need time to conduct a thorough investigation before they could fully assess the potential impact. The Acting Commander also mentioned that, in situations like this, it is common for the Councillor to postpone the vote on the zoning amendment until a comprehensive risk assessment is completed. However, no such delay or investigation has occurred to date, leaving the emergency response implications unresolved. - Traffic Congestion and Road Narrowing:
The proposed development would result in the permanent narrowing of Danforth Avenue, Woodbine Avenue, Strathmore Boulevard, and Cedarvale Avenue, severely disrupting traffic flow and further hindering emergency response times.
Currently, during peak traffic periods, congestion forces vehicles to detour through residential streets, particularly along Woodmount Avenue, Wolverleigh Boulevard, and Glebeholme Boulevard, near Sainte Bridget Catholic Elementary School. This detouring already creates significant traffic jams and delays. Much of this additional congestion was caused several years ago by the introduction of bike lanes on major routes, which have reduced the available roadway for vehicles and diverted traffic into residential neighborhoods. Narrowing these major roads further would only exacerbate the situation, leading to even more gridlock. The increased traffic poses a serious safety risk, especially to schoolchildren who cross these streets daily. The added danger makes it even harder for pedestrians to navigate safely around the school area. - Negative Impact on Local Businesses:
The proposed development poses a serious threat to local businesses by eliminating 150 parking spaces and rerouting pedestrian traffic, making it more difficult for residents to access local services and shops.
Many local businesses have already signed the petition, expressing their concern that they were unaware of the removal of key parking facilities, including the 80-car lot at Strathmore and Cedarvale and the 46-car Green P lot at 72 Amroth Avenue. These parking lots serve vital functions for both customers and businesses. Specifically, the Green P lot is critical for Value Village, as it provides the loading zone for charity donations, which is accessed through the Green P parking lot. Without this space, Value Village could be forced out of business, along with other nearby businesses that rely on easy access and parking for customers and deliveries.
This loss of parking and accessibility will make it increasingly difficult for residents to shop locally and support small businesses in the area, leading to long-term economic harm for the neighborhood. - Prolonged Disruption:
The development is planned in two phases. The first phase involves constructing the 35-storey tower, which is expected to take 42 months to complete. The second phase, the construction of a 10-storey building, is projected to take an additional 24 months, for a total of 66 months of construction.
This extended timeline will cause significant and prolonged disruption in the neighborhood. The existing utilities in the area date back to the 1950s and 60s, and were designed for a community zoned for two-storey buildings. These outdated systems may not be able to handle the increased demands of such a large-scale development, leading to potential construction delays and added strain on infrastructure.
The construction process will likely result in severe traffic congestion, blocked emergency access, and ongoing disruptions to local businesses. These factors will severely affect the quality of life for residents, making daily activities more difficult and dangerous, and potentially causing lasting harm to the local economy. - Precedent for Overdevelopment:
Approving this development would set a dangerous precedent, enabling developers to overtake entire neighborhoods with Tall Building developments that drastically change the character of our community.
Comparison to Other Developments:
At the same meeting that Toronto East York Community Council approved the Loblaws Zoning By-law Amendment TE17.8 for 985 Woodbine Ave, Ward 4 Councillor Perks successfully rejected a similar 29-storey development proposal at 2461-2475 Dundas Street West, citing violations of Tall Building Guidelines and concerns about community impact. Additionally, Councillor Fletcher is actively working to oppose the 49-storey development being proposed at Pape and Danforth, which has sparked similar community concerns.
Unfortunately, our own Ward 19 Councillor, Bradford, has failed to consult adequately with residents and businesses about this massive project. Furthermore, there are concerns regarding potential conflicts of interest.
Our Demands:
We, the undersigned, strongly urge the Minister of Municipal Affairs and Housing:
1. Appeal Zoning By-law 1212-2024 and stop this inappropriate 35-storey development.
2. Ensure that in the future, the City of Toronto respects the Danforth Avenue Coxwell to Victoria Park Urban Design Guidelines and respects the will of residents.
3. Support our paramedics and protect our streets by rejecting the permanent narrowing of Danforth Avenue, Woodbine Avenue, Strathmore Boulevard, and Cedarvale Avenue.
Petition Context:
This petition was conducted using Change.org started on November 9, 2024 and currently has 713 signatures. Attempts have been made to visit every owner-operated business on the north and south sides of the Danforth between Woodington Avenue and Oak Park Avenue.
The walk score in this area has never been higher, with a diverse range of small businesses contributing to the vibrant character of our community, including great restaurants, produce shops, health food stores, coffee shops, bakeries, butcher shops, banks, pharmacies, doctors, dentists, kids’ toy stores, barbershops, and more. Many of these businesses are not affluent and are just getting by, but they play an essential role in supporting the neighborhood. Their owners and clientele take pride in being part of a community where dignity matters.
Part of what allows these small businesses to thrive is the modest, Danforth-style storefronts they rent, often with apartments upstairs. However, when these buildings are torn down, there is no replacement. New development does not offer space for the small, family-run businesses that have made the Danforth a unique and vibrant area for decades.
When a side of the Danforth is hoarded off for three years for construction, many of these businesses won’t survive. The loss of parking spaces, combined with construction noise, dust, and road closures, makes it almost impossible for customers to access these shops and services. For businesses that are already struggling, this is a death sentence.
For over half a century, City zoning wouldn’t allow owners of the Danforth buildings to add a third floor, recognizing the importance of preserving the area’s character. Now, those same zoning officials and councillors are allowing these buildings to be wiped out to make way for massive high-rise developments.
We support development, but it should be done in a way that respects the Danforth Avenue Coxwell to Victoria
Park Urban Design Guidelines, which set a maximum height of 10 storeys. Like when Premier Doug Ford
honoured constituents wishes with the Greenbelt, constituents wishes should be respected on the Danforth.
We urge you to prioritize community-driven development that considers the long-term viability of small
businesses, the character of the Danforth, and the well-being of residents over the interests of large
developers. A compromise would be to revert to Loblaws 2019 submission for a 15-Storey building that was
approved by City Council.
Thank you for your attention to this critical issue.
Sincerely,
Christopher Haines
971
The Issue
Petition: Appeal Zoning By-law 1212-2024 and Loblaw's 35-Storey Tall Bldg. at 985 Woodbine Ave.
2024.TE17.8 was adopted by City Council on November 14th.
Date: The Ontario Land Tribunal appeal deadline is December 9th, 2024
On November 4th, a complaint was submitted to the Ontario Ombudsman, on December 6th, upon advice from the Ontario Ombudsman's office, the complaint was submitted to the Toronto Ombudsman!
Email: GW985Woodbine@yahoo.com
Re: Petition to Appeal Zoning By-law 1212-2024
Dear Honorable Minister Paul Calandra ,
We, the undersigned, respectfully urge you to appeal the City of Toronto Zoning By-law 1212-2024 passed at the City Council meeting November 13, 2024, and halt the proposed 35-storey development at the corner of Woodbine Avenue and Danforth Avenue.
As you are aware, Province of Ontario Bill 185 prevents members of the public who have participated in the planning process with written and oral submissions at City of Toronto Statutory meetings from appealing Zoning By-law Amendments. Hence, I understand that you are the only person who can Appeal on behalf of the constituents of Ontario who reside in Toronto Ward 19, and are negatively impacted by this by-law change.
This development, proposed by Choice Properties REIT (a division of Loblaws), has evolved from an initial 15-storey building to a massive 35-storey tower with 620 rental units—only 14 of which are affordable. This drastic change was made without proper public consultation and violates key city guidelines that protect the character and livability of our community.
Key Concerns:
- Violation of Urban Design Guidelines:
The Danforth Avenue Coxwell to Victoria Park Urban Design Guidelines limit the height of buildings at Woodbine and Danforth to mid-rise, with a maximum height of 10 storeys. Amendment 420 to the Official Plan preserves this requirement.
The proposed development exceeds these guidelines by introducing a 35-storey tower, which does not meet the City’s Tall Building Guidelines for fit and transition in scale, height, setbacks, podium height, lot size, green space, and street animation. - Lack of Public Consultations:
There have been three submissions from Choice Properties REIT regarding the proposed development at 985 Woodbine Avenue, and in each case, public consultation has been either insufficient or lacking transparency.
. First Submission (February 2019):
This submission proposed a 15-storey building at 985 Woodbine Avenue, and a public meeting was held at Hope United Church. However, there is no public record of what was discussed at the meeting. Despite the meeting taking place, the City’s project folder does not contain any documentation or summaries of the discussions, leaving the public with no clear understanding of what was presented or the feedback provided.
. Second Submission (November 2023):
In this submission, the height of the building was increased to 35 storeys. A "by invitation" meeting was held on May 6, 2024. While there is a Webex recording of this meeting, it can only be accessed upon request from the Senior Planner. Furthermore, the City Planning Department's project folder has no record of the meeting, and signs surrounding the proposed site state: "Public meeting information will be posted on this sign when available." However, no public meeting information was posted at the site, nor was any information made available in the City’s project folder.
In response to this lack of transparency, I submitted a complaint to the Ontario Ombudsman, following the City’s procedure for private meetings that should have been public, and am still awaiting a reply.
. Third Submission (September 2024):
This latest submission significantly increased the percentage of studio and one-bedroom units to 73% and reduced tenant parking to 48 spaces, despite the development containing 620 rental units. This submission was discussed at the Community Council meeting, where it was mentioned that meetings with planners and Choice Properties REIT consultants were ongoing. However, no public consultation has been held for this submission, and the public has no way of knowing the full details of what is being discussed or what Council will be voting on.
The lack of public consultation throughout this process has undermined the community’s ability to engage meaningfully with the development plans, leaving residents and local businesses in the dark about what is being proposed and the implications for their neighborhood. - Transportation and Emergency Response Impact:
The project’s Transportation Impact Study fails to account for Paramedic Station 46, located at the intersection of Strathmore Boulevard and Cedarvale Avenue. This oversight is significant, as transforming Strathmore and Cedarvale into a queuing area for dump trucks, cement mixers, and construction workers’ vehicles could severely impede emergency response times, particularly for paramedic vehicles.
I raised this concern directly with Chief Chaula, and his Acting Commander acknowledged the issue. They indicated that their staff would need time to conduct a thorough investigation before they could fully assess the potential impact. The Acting Commander also mentioned that, in situations like this, it is common for the Councillor to postpone the vote on the zoning amendment until a comprehensive risk assessment is completed. However, no such delay or investigation has occurred to date, leaving the emergency response implications unresolved. - Traffic Congestion and Road Narrowing:
The proposed development would result in the permanent narrowing of Danforth Avenue, Woodbine Avenue, Strathmore Boulevard, and Cedarvale Avenue, severely disrupting traffic flow and further hindering emergency response times.
Currently, during peak traffic periods, congestion forces vehicles to detour through residential streets, particularly along Woodmount Avenue, Wolverleigh Boulevard, and Glebeholme Boulevard, near Sainte Bridget Catholic Elementary School. This detouring already creates significant traffic jams and delays. Much of this additional congestion was caused several years ago by the introduction of bike lanes on major routes, which have reduced the available roadway for vehicles and diverted traffic into residential neighborhoods. Narrowing these major roads further would only exacerbate the situation, leading to even more gridlock. The increased traffic poses a serious safety risk, especially to schoolchildren who cross these streets daily. The added danger makes it even harder for pedestrians to navigate safely around the school area. - Negative Impact on Local Businesses:
The proposed development poses a serious threat to local businesses by eliminating 150 parking spaces and rerouting pedestrian traffic, making it more difficult for residents to access local services and shops.
Many local businesses have already signed the petition, expressing their concern that they were unaware of the removal of key parking facilities, including the 80-car lot at Strathmore and Cedarvale and the 46-car Green P lot at 72 Amroth Avenue. These parking lots serve vital functions for both customers and businesses. Specifically, the Green P lot is critical for Value Village, as it provides the loading zone for charity donations, which is accessed through the Green P parking lot. Without this space, Value Village could be forced out of business, along with other nearby businesses that rely on easy access and parking for customers and deliveries.
This loss of parking and accessibility will make it increasingly difficult for residents to shop locally and support small businesses in the area, leading to long-term economic harm for the neighborhood. - Prolonged Disruption:
The development is planned in two phases. The first phase involves constructing the 35-storey tower, which is expected to take 42 months to complete. The second phase, the construction of a 10-storey building, is projected to take an additional 24 months, for a total of 66 months of construction.
This extended timeline will cause significant and prolonged disruption in the neighborhood. The existing utilities in the area date back to the 1950s and 60s, and were designed for a community zoned for two-storey buildings. These outdated systems may not be able to handle the increased demands of such a large-scale development, leading to potential construction delays and added strain on infrastructure.
The construction process will likely result in severe traffic congestion, blocked emergency access, and ongoing disruptions to local businesses. These factors will severely affect the quality of life for residents, making daily activities more difficult and dangerous, and potentially causing lasting harm to the local economy. - Precedent for Overdevelopment:
Approving this development would set a dangerous precedent, enabling developers to overtake entire neighborhoods with Tall Building developments that drastically change the character of our community.
Comparison to Other Developments:
At the same meeting that Toronto East York Community Council approved the Loblaws Zoning By-law Amendment TE17.8 for 985 Woodbine Ave, Ward 4 Councillor Perks successfully rejected a similar 29-storey development proposal at 2461-2475 Dundas Street West, citing violations of Tall Building Guidelines and concerns about community impact. Additionally, Councillor Fletcher is actively working to oppose the 49-storey development being proposed at Pape and Danforth, which has sparked similar community concerns.
Unfortunately, our own Ward 19 Councillor, Bradford, has failed to consult adequately with residents and businesses about this massive project. Furthermore, there are concerns regarding potential conflicts of interest.
Our Demands:
We, the undersigned, strongly urge the Minister of Municipal Affairs and Housing:
1. Appeal Zoning By-law 1212-2024 and stop this inappropriate 35-storey development.
2. Ensure that in the future, the City of Toronto respects the Danforth Avenue Coxwell to Victoria Park Urban Design Guidelines and respects the will of residents.
3. Support our paramedics and protect our streets by rejecting the permanent narrowing of Danforth Avenue, Woodbine Avenue, Strathmore Boulevard, and Cedarvale Avenue.
Petition Context:
This petition was conducted using Change.org started on November 9, 2024 and currently has 713 signatures. Attempts have been made to visit every owner-operated business on the north and south sides of the Danforth between Woodington Avenue and Oak Park Avenue.
The walk score in this area has never been higher, with a diverse range of small businesses contributing to the vibrant character of our community, including great restaurants, produce shops, health food stores, coffee shops, bakeries, butcher shops, banks, pharmacies, doctors, dentists, kids’ toy stores, barbershops, and more. Many of these businesses are not affluent and are just getting by, but they play an essential role in supporting the neighborhood. Their owners and clientele take pride in being part of a community where dignity matters.
Part of what allows these small businesses to thrive is the modest, Danforth-style storefronts they rent, often with apartments upstairs. However, when these buildings are torn down, there is no replacement. New development does not offer space for the small, family-run businesses that have made the Danforth a unique and vibrant area for decades.
When a side of the Danforth is hoarded off for three years for construction, many of these businesses won’t survive. The loss of parking spaces, combined with construction noise, dust, and road closures, makes it almost impossible for customers to access these shops and services. For businesses that are already struggling, this is a death sentence.
For over half a century, City zoning wouldn’t allow owners of the Danforth buildings to add a third floor, recognizing the importance of preserving the area’s character. Now, those same zoning officials and councillors are allowing these buildings to be wiped out to make way for massive high-rise developments.
We support development, but it should be done in a way that respects the Danforth Avenue Coxwell to Victoria
Park Urban Design Guidelines, which set a maximum height of 10 storeys. Like when Premier Doug Ford
honoured constituents wishes with the Greenbelt, constituents wishes should be respected on the Danforth.
We urge you to prioritize community-driven development that considers the long-term viability of small
businesses, the character of the Danforth, and the well-being of residents over the interests of large
developers. A compromise would be to revert to Loblaws 2019 submission for a 15-Storey building that was
approved by City Council.
Thank you for your attention to this critical issue.
Sincerely,
Christopher Haines
971
Supporter Voices
Petition created on November 9, 2024