Long Branch Conservation – January 2020 update from David Godley

Following message is from a Jan. 12, 2020 message sent out by David Godley; it’s taken me a while to post it here as I’ve been working on an article.



Section3 op MMAH edited


Greetings from Long Branch


  7. G) COA 16 JANUARY
  8. H) COA 30 JANUARY

Toronto’s tree canopy has been expanding, but so are the threats it faces

By Francine Kopun City Hall Bureau, GTA Section, Toronto Star

Sat., Jan. 11, 2020timer3 min. read

From 2008 to 2018 “The amount of impervious land cover – hard surfaces like concrete that repel rainwater – increased by 892 hectares or the equivalent of 1670 football fields over the 10 year period. Construction of single family homes accounted for 349 hectares of that.” This is a shocking indictment of monster houses and soldier houses which are energy intensive in construction and generally take much more energy to heat. This conspicuous consumption is a serious problem when basements are flooded and replacement of sewers is not happening fast enough. Trees are sacrificed and help prevent general flooding by soaking up water. For some unknown reason all officialdom says these are not matters of consideration when clearly they are. This protection needs to be in the Urban Design revision of the Official Plan including stronger policies on tree protection. The Urban Design OP Review seems to be generally lacking in identifying emerging trends and planning for them, unlike the original 2006 Official Plan (See letter treeprotect attached)

  1. B) PUBLIC REALM AND BUILDING FORM, Official Plan Amendments 479 and 480. This matter is now in the hands of Steve Dixon of the Planning Department who will send a reply on a point by point reply soon hopefully.

Despite objections by Umbrella Resident Associations these were recommended for adoption by Planning and Housing Committee on December 10 with only 20 days notice. (Legal but not in the spirit of the law)

Council adopted them in substance and a bylaw will be passed at a future Council meeting. There is no appeal on planning grounds as the Ministry of Municipal Affairs are the final arbiters.

Unfortunately none of the TLAB issues were reviewed, incorrect urban design statements were included and, presumably accidentally. Policies seem to have been eliminated on impacts on neighbouring properties.See attached MAH doc

  1. C) PLANNING COMMENTS ON COA APPLICATIONS.This matter is in the hands of the Councillor’s office with Mary Campbell bringing up the subject with the powers that be.

Ever since the Long Branch Guidelines came into force the Department have studiously ignored the most important features ie 1) the process of evaluating character, the 3 lens approach also included in OPA 320 and 2) the “Broad” defined character which eliminates the need to establish a broad study area. The Department asks for a rationale but so far these have mostly been farcically filled out without comment. However some applicants for major projects have started submitting how the proposal fits into the street with front facades of nearby houses and there have been bird’s eye views also submitted. These are both essential for comprehension especially for the public and hearing officers. It appears that the Planning Department do not comment from the essential urban design perspective without saying so.  A 3 lens (broad, street and nearby) evaluation and checklist for the broad defined features is essential for a complete application for all severance/variance applications to ensure good planning.

  1. D) HOUSING. Affordable housing is suddenly on everyone’s mind. Reactionary band aids are being suggested. We need to step back to come up with a comprehensive strategy. See article from Macleans by Jennifer Keesmaat.
  1. E) TLAB

74 38th Street, Hearing held Nov 19 and 20, Decision Pending

11 Shamrock, Hearing  Dec 4, 5, and 11, Postponed due to surgery of applicant. New dates 2 and 4 June.

38 31st Street, Hearing held Dec 18 and 20, Extended to April 14 and 15 2020 for day 8 and 9

77 35th Street, January 6, Hearing not finished but written representation will take the place of cross examination and summing up. Perhaps whole hearings could be done like this.

80 39th Street, January 7 and 8, Additional hearing day 23 March.

80 23rd Street, January 10, Additional hearing day 28 January

99 27th Street, January 17, 20 and 27, Appeal abandoned by applicant

27 39th Street, January 22,

95 James Street, February 7 (Motion for Adjournment will be held since the neighbour appellant cannot attend) Additional Day 8 May

65 40th Street, March 25,

17 Garden Place, March 13,

9 38th Street, Divisional Court March 19

90 Ash Crescent,  April 20, 24 and 27,

11 Stanley, Review by TLAB Refused (Divisional Court appeal still possible)

15 Stanley, Review by TLAB Refused (Divisional Court appeal still possible)

  1. F) New Applications

54 Ash Crescent. Lot split. No information

102 Lake Promenade. No information

  1. G) COA 16 January  2020

94 41st, Second Floor over garage. 0.35 to 0.56 density. 

71 James Street. Decks, porch and walkout for existing 4plex.

2A 25th, Second Storey density 0.35 to 0.53 and rear garage.

  1. H) COA 30 January 2020

170 Lake Promenade, 0.35 density to 0.89, double garage at front when required on flank. Insensitive monster house and loss of charming cottage.

* Long Branch Neighbourhood Association are asking for a large turnout to counter the proposal which offends pretty well all planning principles.

10am Etobicoke Civic Offices

68 24th. Modern soldier house. Appears that Zoning Examiner missed density variance. Hearing November 21. Previously Deferred.

19 33rd Reduction in frontage for severance and variances. Small increase in density for one single and about 0.45 for the other. Deferred at Nov 21 hearing.

69 29th. Lot split for (2) 2 storey detached houses with front facade garages density 0.35 to 0.68

  1. I) Other applications with no COA date

122 40th No Data

124 40th No Data

18 30th Street, Severance for 2 semis. 3 storey, height 8.5 to 10.3m, density 0.6 to about 1.00.

75 38th Street, Severance and variances. Soldier houses, density 0.35 to 0.56

50 Lake Promenade. Severance and Variances. 3 storey flat roof, 0.35 to 0.68 density.

290 Lake Promenade. 3 storey modern. 0.35 density to 0.95. Hearing November 21. Deferred.

74 39th Addition 0.35 to 0.39 density

39 Fairfield. Illegal apartments increase from 4 to 6. Already been approved for more apartments by OMB against City and Neighbours but different design. Deferred at Nov 21 Hearing.

36 Ash, Soldier Houses 0.35 to 0.71 Deferred 

11 Garden Place, Soldier Houses 0.35 to 0.71 Deferred

46 Park Blvd. Legalising triplex with addition and affecting two healthy trees. Planning recommends refusal

19-21 29th Street, 3 houses replacing 2. 2 soldier houses and a 3 storey without garage. 0.35 to 0.74, 0.75 and 1.07. (postponed for rationale) 

16 Atherton. New house on wide lot density 0.35 to 0.43 which does not reflect traditional character.  (postponed for rationale)

If you wish to look at all the material online go to “Development Applications Toronto” then check “Committee of Adjustment” “Ward 3”  “Search” and follow the cues. However the number of applications in Ward 3 has outstripped the capacity of the Applications Information Website and you cannot view the whole list of applications together.

Previous “Updates” can be found on preservedstories.com a major blog site run by Jaan Pill, formerly of Villa Road.

Submissions on applications need to be in to COA by 3pm on the Thursday before the COA meeting for inclusion in the package that is given to COA members. Submissions before 10am on the day of the hearing will be considered. Please feel free to correct, add to or forward information. Also feel free to circulate.

David Godley MA MRTPI (Retired) Local Area Expert designated by TLAB

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