Hazelton Avenue Proposed Redevelopment Streetscape
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The June 23rd TEYCC meeting was cancelled due to the municipal strike. Kyle Rae, Councillor for Ward 27, was expected to refuse the 7-storey, 26.72 m./ 87 ft. proposal, as he'd previously stated he'd accept a 6-storey condo, and planning standards define one storey as 3 m./ 10 ft., i.e.8.23 m./27 ft. shorter. Community councillors generally vote with the ward councillor, and City Council usually accepts the Community Councillors' vote. The newly scheduled date for the Toronto and East York Community Council is Tuesday, Sept. 15, 2009 at 10 a.m. See the letter notice below for more info, and make your objections known to all Councillors and the approporiate M.P.P.s, as listed below. Note, too, that the public notice sign is generally blocked by cars illegally parked beside it and obstructing its visibility. The parking lot behind St. Basil's has been illegal for the past 3 years, is in use as a public toilet, garbage dump and squatter's home, and is a disgrace for a designated heritage building in our Yorkville-Hazelton conservation District. |
Notice of Toronto & East York Community Council meeting
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The June 23rd TEYCC meeting was cancelled due to the municipal strike. Kyle Rae, Councillor for Ward 27, had stated, at the October, 2008 Community Consultation meeting that he would accept a 6-storey condo (18.28m./ 60 ft., as planning standards define one storey as 3 m./ 10 ft.), i.e. c.8.23 m./27 ft. shorter than the current redevelopment proposal. Community councillors generally vote with the ward councillor, and City Council usually accepts the Community Councillors' vote. The newly scheduled date for the Toronto and East York Community Council is Tuesday, Sept. 15, 2009 at 10 a.m. See the letter notice below for more info, and make your objections known to all Councillors and the approporiate M.P.P.s, as listed below. NOTE THAT ALL LETTERS WITH A b.c.c. E-MAILED TO info@saveyorkville.org BY 8:30 a.m. TUESDAY, SEPT. 15, 2009 WILL BE PRESENTED BY FRIENDS OF ST. BASIL'S SCHOOL TO THE TEYCC CLERK. Note, too, that the public notice sign above is generally blocked by cars illegally parked beside it and obstructing its visibility. The parking lot behind St. Basil's has been illegal for the past 3 years, is in use as a public toilet, garbage dump and squatter's home, and is a disgrace for a designated heritage building in our Yorkville-Hazelton Conservation District. |
Letter Notice of Public Meeting (Toronto & East York Community Council),
Tuesday September 15th, 2009 at 10 a.m.
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Mark your calendars, and submit your objections to the TEYCC administrator by noon, Sept. 14, 2009. Or inform the administrator you'd like to make a 5-minute speech to the Community Councillors on Sept. 15, 2009. |
Notice of Public Meeting (Toronto & East York Community Council),
Tuesday September 15th, 2009 at 10 a.m.
(posted in August 19th, 2009 Toronto Star)
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Mark your calendars, and submit your objections to the TEYCC administrator by noon, Sept. 14, 2009. Or inform the administrator you'd like to make a 5-minute speech to the Community Councillors on Sept. 15, 2009. |
Title Hazel and her brood: to be evicted by the redevelopment?
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Hazel and her brood, Webster (peering through glass), Berry, and the black squirrel, Scollard (hiding behind them) may be evicted by the demolition and redevelopment of St. Basil's. Their nest is on a balcony overlooking the school, at 34 -38 Hazelton. Should Hazel be forced to abandon her nest & latest brood due to the redevelpment, Friends of St. Basil's School will relocate the baby squirrels to the Toronto Wildlife Centre until they're old enough to be released. |
STOP the Proposed "Restaurant" (Nightclub) at Hazelton & Davenport adjoining the Yorkville-Hazelton Heritage Conservation District.
Your letter of objection is requested by
September 9th, 2009
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Update: LOBBYING POWER WORKS! The Liquor Licence Application has been withdrawn due to the overwhelming opposition of residents in the area. Mark your calendars, and submit your objections to the Liquor Control Board by Sept. 9, 2009. This is your opportunity to make your views known. Nightclubbers will walk from the commercial strip of Yorkville Avenue clubs along tiny, residential Hazelton Ave. to reach the proposed club at Hazelton & Davenport. The noise, traffic, parking isuues and debris after 1:00 a.m. is not acceptable for a residential heritage district.
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Notice of Ontario Municipal Board (OMB) & Heritage Review Meeting
Your Comments are Requested
September 8th-10th, 2009
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Mark your calendars, and submit your objections to the Ontario Municipal Board (OMB) by noon, Sept. 10, 2009. This is your opportunity to attend the meetings on Sept. 8, 9, & 10, and make your views known. The OMB's piecemeal approach to urban planning and lack of support for heritage-designated buildings and districts are a shame. Kindly cc. our M.P.P., George Smitherman, Ontario's Heritage minister, Aileen Carroll, and the Municipal Affairs minister to strengthen heritage laws. Hon. G. Smitherman, Deputy Premier: gsmitherman.mpp@liberal.ola.org |
NOW Toronto Article: Development Drama (July 23, 2009)
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Yorkville rallies against condo tower (National Post)
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Yorkville residents are rallying against a developer’s plan to turn a historic Hazelton Avenue schoolhouse into a seven-storey condominium tower. Or go directly to National Post's website to read the article, by clicking here. |
Yorkville-Hazelton Heritage conservation District (HCD) Plan & Guidelines
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See pages 3, 4, 7, and 21 for design guidelines on infill/ new construction. The guidelines and property profiles were researched by heritage architects under the direction of Don Loucks of I.B.I. Group, and endorsed by the Bloor-Yorkville B.I.A., the Greater Yorkville Residents' Association, and the A.B.C. Residents' Association. |
YORKVILLE-HAZELTON HERITAGE CONSERVATION DISTRICT PLAN
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The yellow highlight depicts the "natural heritage" or "Victorian light well" between the Victorian houses from 12 Hazelton Avenue to Webster Avenue, and new infill construction at Hazelton Lanes or garages behind the homes. This natural heritage feature and sunlight will be completely blocked by the proposed condo development, shown in red. An adaptive re-use design, preserving the entire shell of St. Basil's School and its natural haritage, with a coach house set back behind the school, was proposed by a starchitect, but rejected by the developer. |
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Photos above: Note the lack of weeds when the Metropolitan Toronto Separate School Board still owned St. Basil's School.The c. 5 m/ 16 ft. lightwell at the left is partially blocked by the glass elevator shaft; the c. 4 m./ 13 ft. lightwell at the right, adjacent to Hazelton Lanes mall and condos, remains, but will also be blocked. CLICK HERE TO ENLARGE DRAWING. At left, the architect's drawing of the north elevation, April 21 version of the proposed development, is misleading, but depicts the overpowering and out-of context massing of this project. Note that the current proposal has different setbacks, and a reduced mechanical height, for an overall height of 26.72 m./ 86 ft. height in a 12 metre high HCD. |
SAVE ST. BASIL'S SCHOOL,
SAVE YORKVILLE
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ST. BASIL'S SCHOOL WHEN OWNED BY THE SCHOOL BOARD |
"DEMOLITION BY NEGLECT" SINCE 2006, AFTER PURCHASE BY 2084362 ONTARIO LIMITED; ILLEGAL PARKING LOT USAGE SINCE. |
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| Click Here to Download the Purchase of St. Basil's School, October 27th, 2005 |
In Mayor Miller's 175th anniversary of Toronto message, he invited us all to celebrate Toronto's heritage. But unless St. Basil's School at 34-38 Hazelton Ave. is saved from its latest redevelopment proposa,l the Yorkville-Hazelton Conservation Distict (HCD) may be doomed: The demolition and alterations to St. Basil's may set a precedent for the rest of the District and Yorkville, and even all heritage-listed buildings in HCDs throughout Ontario.
St. Basil's School, built in 1928, was individually designated in 2002, months prior to the District designation. Part V of the Ontario Heritage Act Guidelines, "is concerned with the protection and enhancement of groups of properties that collectively give an area a special character...from individual properties...but also from the overall historic and aesthetic values of buildings, streets, and open spaces seen together." Designation is "a tool for protecting the character in the course of change and development within a municipality...(and)...enables the council of a municipality to manage change in the...built environment to enhance beneficial or to ameliorate adverse effects on the heritage value of the district."
The current redevelopment proposal seeks to erect a "7-storey", 26.72m./85.96 ft. high, 30-unit, 5,610 sq. m./ 60,387.5 sq. ft. luxury condominium building on the site. The result will be the demolition of approximately half of the north and south elevations, and all of the west facade of St. Basil's, contrary to well-established heritage principles and the District Guidelines. The proposal will not only severely diminish that heritage building, it will significantly and adversely alter the existing heritage streetscape. It would be an inappropriate neighbour to the mostly single-family homes in our 2-3 storey, predominantly Victorian district.
Residents, local businesses and heritage advocates are outraged: The Bloor-Yorkville B.I.A., the Greater Yorkville Residents' Association (GYRA), ABC Residents' Association, three condo boards, including both Hazelton Lanes, as well as Heliconian Club members and Heritage Toronto, opposed previous proposals at the Preservation Board and/ or at the Toronto and East York Community Council (TEYCC).
Friends of St. Basil's School (a non-profit corporation about to be registered), requests that you make your opposition to the proposal known to Toronto City Councillors, Mayor David Miller, and the Members of the Provincial Parliament below.
For more information on the proposal, go to the documents below. See, also, the Issues section for the final planning staff report and the applicant's appeal to the Ontario Municipal Board. Note that for the duration of the Toronto City strike, the report and appeal are unavailable elsewhere.
BACKGROUND AND DIAGRAMS / PLANS / PHOTOS:
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-21952.pdf
The May 1, 2009 Planning Report on the Jan., 2009 revised version--see the link above--recommends refusal. Note that the massing, density, and height are substantially similar, except for the removal of the sunken forecourt, the setbacks from the Hazelton Ave. E. elevation, and the shortening and setback of the mechanical penthouse. |
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www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-21953.pdf
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-22135.pdf
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-21954.pdf
COMPARE WITH PREVIOUS HERITAGE AND PLANNING STAFF'S "DAMNING" REPORTS ON PREVIOUS PLANS FOR THE SAME SITE:
www.toronto.ca/legdocs/mmis/2009/pb/bgrd/backgroundfile-19571.pdf
www.toronto.ca/legdocs/mmis/2009/pb/bgrd/backgroundfile-21128.pdf
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-20286.pdf
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-20287.pdf
www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-20288.pdf
HOW YOU CAN HELP:
See: http://www.toronto.legdocs/2009/agendas/te.htm, pp.37-41 incl. for an update, and links.
The Application No.: 08 169177 STE 27 OZ
Letter-writing campaign:
Opinions of Yorkville-Hazelton Heritage Conservation District (HCD) residents and heritage supporters include:
1) the explanation for Planning Department's acceptance of this proposal may lie on p.39, of the June, 2009 Toronto Life : "Toronto has become addicted to the tax dollars generated by condo developments….million-dollar homes piled on top of each other, which explains Yorkville's transformation from low-rise coziness to high rise haven". See the Toronto Life magazine excerpt in the Media section of this website ;
2) the height, scale, density and massing of the proposal still contravene the Yorkville-Hazelton Conservation District (HCD) guidelines. See the design guidelines, in the Home section, above;
3) the proposed "7-storey" redevelopment remains inappropriate and out of context in the 2-3 storey Yorkville-Hazelton HCD. See the guidelines in the home section, and the Greater Yorkville Residents' Association newsletters, under Media;
4) the proposed changes to St. Basil's School will still result in the partial demolition of the existing designated building, and the worst type of preservation: facadism. See the Heritage Toronto article, " Why facadism isn't heritage preservation," in the Media section;
5) the 40% property tax discount on designated heritage buildings upon voluntary registration of a heritage easement are grossly inadequate incentives to preserve heritage buildings in Heritage Conservation Districts like Yorkville. Contact Heritage Toronto staff, Built Heritage News' publisher/ editor, or the Architectural Conservancy of Ontario staff;
6) the "open spaces" or natural/ landscape heritage features include a Victorian era "light well", c. 5m./ 16 ft., between the mostly Victorian homes from 12 Hazelton to Webster Avenue, and the infill developments of Hazelton Lanes' condos and the homes' garages. This lightwell will be blocked, enshadowing homes and gardens, and setting another precedent for heritage destruction. Heritage Toronto and heritage advocates promote preservation of cultural, architectural, archeological and natural heritage features. See the Heritage Toronto feature on sculptor Madeleine McDowell's advocacy for heritage, and her letter in the Media section.
7) no more than a four-to-five storey building, no higher than 50 ft./ 15.24 m. above grade, including mechanicals, is appropriate for this site. See the GYRA articles and ABC Residents' Association letter in the Media section;
8) setbacks from the front (east) building and north property line remain inadequate. See previous "damning" Toronto heritage staff reports;
9) unlike most new condo proposals, this one doesn't strive for LEEDS gold certification. Surely designated heritage buildings in HCDs in Toronto and elsewhere should be required to have the "greenest" certification.
Send your e-mail individually to all Toronto and East York Community Councillors below:
Toronto and East York Community Council (TEYCC): Note that Pam McConnell is chair, Adam Vaughan is Vice-Chair, and that councillors vote with the ward councillor on his ward's issues. Whichever way Kyle Rae in Ward 27 votes, that's how the majority of other councillors would generally vote on this issue. Make your views to strengthen heritage laws known to all politicians, or there'll be no more heritage to celebrate.
Pam McConnell: councillor_mcconnell@toronto.ca, Adam Vaughan: councillor_vaughan@toronto.ca,
Kyle Rae: councillor_rae@toronto.ca, Sandra Bussin: councillor_bussin@toronto.ca,
Janet Davis: councillor_davis@toronto.ca, Paula Fletcher: councillor_fletcher@toronto.ca,
Adam Giambrone: councillor_giambrone@toronto.ca, Joseph Mihevic: councillor_mihevc@toronto.ca,
Case Ootes: councillor_ootes@toronto.ca, Joe Pantalone: councillor_pantalone@toronto.ca,
Gord Perks: councillor_perks@toronto.ca, Michael Walker: councillor_walker@toronto.ca.
City of Toronto
Website: http://app.toronto.ca/im/council/councillors.jsp.
Fax numbers of councillors are on page 18 of the blue pages of the phone book.
It's vital all city councillors receive your e-mails and letters. Just cut and paste the e-mail addresses below, and add them to your e-mail/ letters. Postal letters should be addressed to the Councillors individually:
City of Toronto
100 Queen St. W.
Toronto, Ont.
M5H 2N2
City Councillors:
Mayor David Miller: mayor_miller@toronto.ca, Suzan Hall: councillor_hall@toronto.ca,
Rob Ford: councillor_ford@toronto.ca, Doug Holyday: councillor_holyday@toronto.ca,
Gloria Lindsay Luby: councillor_luby@toronto.ca, Peter Milczyn: councillor_milczyn@toronto.ca,
Mark Grime: councillor_grimes@toronto.ca, Giorgio Mammoliti: councillor_mammoliti@toronto.ca,
Anthony Perruzza: councillor_perruzza@toronto@toronto.ca, Maria Augimeri: councillor_augimeri@toronto.ca,
Michael Feldman: councillor_feldman@toronto.ca, Frances Nunziata: councillor_nunziata@toronto.ca,
Frank Di Giorgio: councillor_digiorgio@toronto.ca, Bill Saundercook: councillor_saundercook@toronto.ca,
Howard Moscoe: councillor_moscoe@toronto.ca, Karen Stintz: councillor_stintz@toronto.ca,
Cesar Palacio: councillor_palacio@toronto.ca, John Filion: councillor_filion@toronto.ca,
David Shiner: councillor_shiner@toronto.ca, Cliff Jenkins: councillor_jenkins@toronto.ca,
John Parker: councillor_parker@toronto.ca, Shelley Carroll: councillor_carroll@toronto.ca,
Denzil Minnan-Wong: councillor_minnan-wong@toronto.ca, Adrian Heaps: councillor_heaps@toronto.ca,
Brian Ashton: councillor_ashton@toronto.ca , Michael Thompson: councillor_thompson@toronto.ca,
Glenn De Baeremaeker: councillor_debaeremaeker@toronto.ca, Chin Lee: councillor_lee@toronto.ca,
Mike Del Grande: councillor_delgrande@toronto.ca, Ron Moeser: councillor_moeser@toronto.ca,
Norm Kelly: councillor_kelly@toronto.ca, Raymond Cho: councillor_cho@toronto.ca
Paul Ainslie: councillor_ainslie@toronto.ca
Members of Provincial Parliament:
Kindly cc. our M.P.P., George Smitherman, Ontario's Heritage minister, Aileen Carroll, and the Municipal Affairs minister, Jim Watson, to strengthen heritage laws.
Hon. G. Smitherman, Deputy Premier: gsmitherman.mpp@liberal.ola.org
Hon. Aileen Carroll, Heritage Minister: acarroll.mpp@liberal.ola.org
Hon. Jim Watson, Municipal Affairs Minister: jwatson.mpp@liberal.ola.org
Applicant's Drawings (pg. 13/14 from Final Report)
East Elevation |
North Elevation |
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Compare this "not to scale" drawing of the Hazelton Avenue (east) elevation with the buildings on either side: it's more than twice the height. |
Compare this "not to scale" current drawing of the north elevation with the previous, above, diagram of the April 21 cut-away profile of the same elevation. |
Application Data Sheet
| Application Type | Official Plan Amendment & Rezoning | Application Number: | 08 169177 STE 27 OZ |
| Details | OPA & Rezoning, Standard | Application Date: | June 11, 2008 |
| Municipal Address: | 34 HAZELTON AVE | ||
| Location Description: | PLAN 302 LOT 7 **GRID S2703 | ||
| Project Description: | Proposal to construct a partial 7 storey condo with 30 residential units and 3 levels of below grade parking. | ||
| Applicant: | Agent: | Architect: | Owner: |
| ADAM J BROWN | RALPH GIANNONNE ARCHITECT | 2084362 ONTARIO LIMITED |
| PLANNING CONTROLS | |||
| Official Plan Designation: | Neighbourhoods | Site Specific Provision: | 192-69 |
| Zoning: | R3 Z1.0 | Historical Status: | Y |
| Height Limit (m): | 12 | Site Plan Control Area: | Y |
| PROJECT INFORMATION | ||||
| Site Area (sq. m): | 1537.71 | Height: | Storeys: | 7 |
| Frontage (m): | 30.48 | Metres: | 26.72 | |
| Depth (m): | 50.8 | |||
| Total Ground Floor Area (sq. m): | 1203.13 | Total | ||
| Total Residential GFA (sq. m): | 5,610 | Parking Spaces: | 62 | |
| Total Non-Residential GFA (sq. m): | 0 | Loading Docks | 0 | |
| Total GFA (sq. m): | 5,610 | |||
| Lot Coverage Ratio (%): | 78 | |||
| Floor Space Index: | 3.6 | |||
| DWELLING UNITS | FLOOR AREA BREAKDOWN (upon project completion) | |||
| Rooms: | 0 | Residential GFA (sq. m): | 5, 610 | 0 |
| Bachelor: | 0 | Commercial GFA (sq. m): | 0 | 0 |
| 1 Bedroom: | 19 | Office GFA (sq. m): | 0 | 0 |
| 2 Bedroom: | 11 | Industrial GFA (sq. m): | 0 | 0 |
| 3 + Bedroom: | 0 | Institutional/Other GFA (sq. m): | 0 | 0 |
| Total Units: | 30 | |||
| CONTACT: | PLANNER NAME: | Louis Tinker, Planner | |
| TELEPHONE: | (416) 392-0420 |