On 15 July 2020 the LPAT issued a final Order approving the amendments to the City of Toronto zoning by-law needed for Lym Developments (Minto) to proceed with their proposed development of 192 stacked back-to-back townhouses. The City initially refused the requested amendment for a significant increase in density and Minto appealed the decision to LPAT (the Local Planning Appeal Tribunal, the successor to the OMB).
Voicing the concerns of local residents and with support from Councillor Jaye Robinson, the YMNA also opposed the development at the LPAT hearing in January 2019, primarily because of Minto’s request for two temporary steel parking structures on the south area of the site and the related loss of green space and mature trees.
The location of the 4 blocks of townhouses is shown on Schedule RM6 (243) on pg. 10 of the LPAT ruling and the location of the parking structures is shown on Schedule 3 on pg. 14 (see attached PDF).
The LPAT Order requires Minto to meet several conditions and make provisions for improvement. Those of interest to residents include:
+ Use of the temporary parking structures expires 2 years after issuance of building permits.
+ Provide a minimum of 3,100 m2 of privately owned publicly-accessible space (POPS) and 10,000 m2 of maintained landscaping on the lot.
+ Payment of $650,000 to the City for improvements to Mossgrove Park and Kirkwood Park.
+ Upgrade the existing outdoor pool area, maintain the existing amenity space in the three apartment buildings and provide a new (250 m2) amenity building next to the pool area for use by residents of the site.
+ Minto shall not pass through any of the construction costs to the tenants of the existing rental buildings, for example, in the form of increased rent.
+ Maintain the existing rental apartment building as rental housing for a minimum of 20 years.
+ Prior to issuance of the first permits for demolition of the existing underground parking and building, Minto must implement a Construction Management Plan and a Tenant and Neighbourhood Communication Strategy in consultation with the City Planning Dept.
The development is currently going through the Site Plan approval process with City Planning and Minto has applied for demolition and building permits.
In response to the City’s requests for changes and additional information, Minto recently submitted revised plans and a Construction Mitigation Plan & Tenant and Neighbourhood Communication Strategy, dated December 17, 2020. Some notable updates are:
+ A planned temporary access road on the west side of the site off Farmstead Road for use by residents of the apartment buildings
+ Construction period will be approximately 3½ years
+ Minto anticipate starting the site preparation and tree felling in February 2021
Minto’s cover letter, the Neighbourhood Communication Strategy and other documents, are available on the City Planning Application Information Centre (AIC) website: http://app.toronto.ca/AIC/index.do?folderRsn=2lqXi1pYFSh0wFCGgaLcGg%3D%3D
Please ensure when you open the link, you click the line for the Site Plan Application, file 16 269750 NNY 25 SA at the top of the page under "Related Applications" to bring up the documents on the AIC.
The YMNA is in contact with City Planning and will inform residents and update our website when we know of significant change in the status. City Planning has let Minto know the YMNA has offered to be a contact for their communication with neighborhood residents.
From: Councillor Jaye Robinson <firstname.lastname@example.org>
Sent: February 3, 2021 3:51 PM
Subject: 740-750 York Mills Road & 17 Farmstead Road - Site Plan Update
I am writing to let you know that I met virtually with Stephen Gardiner, City Planner, and the Manager of Community Planning, John Andreevski, to discuss the 740-740 York Mills & 17 Farmstead Construction Mitigation Report on Monday. As mentioned in previous emails, I am very concerned by the construction schedule submitted by the applicant. Their argument in favour of the two-storey temporary parking garage – which the City firmly opposed – was based on the claim that they would be able to complete construction in half the time, two years instead of four. I was incredibly disappointed, but unfortunately not surprised, to see the plans submitted by Minto. Despite the many commitments made to the contrary, the developer has now submitted a construction schedule that forecasts three and a half years of construction. It was misleading and disingenuous to promise an accelerated construction schedule in order to gain support for the proposed temporary structure. In the past, we have had many discussions about the City's inability to enforce construction timelines once the structure is approved by the Local Planning Appeal Tribunal (LPAT). This is part of the reason we fought so hard against this proposal in the first place. In this case, however, we do have one important tool at our disposal: the temporary parking structure is only permitted for two years after the issuance of the first building permit, as per the LPAT's order and zoning by-law. Stephen Gardiner has conveyed this information to the applicant, as well as our community's significant concerns with the proposed construction schedule. As it stands, the City has not approved the Site Plan and construction is not yet permitted to proceed. City Planning has requested that the applicant reassess their construction schedule, with consideration of their timeline commitments at the LPAT. I will keep you advised of any pertinent updates from City Planning on this file. Thanks again for your continued engagement on this challenging application.
Warm regards, Jaye
Jaye Robinson City Councillor | Ward 15 - Don Valley West
As of February 12, 2021 the YMNA has not received any direct communication from Minto.