Long Branch Conservation – February 2020 update from David Godley



The following message is from David Godley:


A) TRANSIT, Official Plan Amendment 456. Adopted by City Council Feb 27. Long Branch Neighbourhood Association met with planners after consulting Councillor Grimes. Some modifications. Terrific. (See attached)

B) PUBLIC REALM AND BUILDING FORM, Official Plan Amendments 479 and 480. Response from Ministry and Toronto Planner (See attached)

C) PLANNING COMMENTS ON CHARACTER GUIDELINES. This matter is in the hands of the Councillor’s office with Mary Campbell.

Ever since the Long Branch Guidelines came into force the Planning Department have not commented on one of 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 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 urban design perspective. 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. The 3 lens approach also reflects the new Land Use OPA 320.


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, Decision pending

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

80 23rd Street, January 10, Decision pending.

27 39th Street, January 22, Hearing July 16, 20 and 22
95 James Street, February 7 Additional Days May 29 and July 13

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)

E) New Applications February

118 Fortieth Street

79 Twenty Fifth

14 38th St. Severance for soldier houses 0.66 Density

F) Jan 30 COA

102 Lake Promenade Deferred

68 24th Deferred

G) Feb 13 COA

94 41st Not Known

74 39th Approved

H) February 27 COA

95 40th Approved

97 40th Approved

I) March 11 COA

124 40th

79 25th

J) March 26 COA

102 Lake Promenade

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.

K) Lakeview Village, Mississauga

Google Inspiration Lakeview for more info.

I attended the community meeting last evening at Cawthra Seniors Centre about the OP, Subdivision and zoning before it goes on to Council for an information report and then recommendations.

The process started 10 years ago because the gas plant to go there was shelved. Planning and Design is forecast to take about 2 years and construction about two more so there could be people living there in 2025. This is when the fill in the Jim Tovey Conservation Area is completed to link to Marie Curtis Park.

Jim Tovey, outside Second Cup near No Frills in Port Credit, August 16, 2013. Jaan Pill photo

Build out of the 8026 units would be 10 to 15 years. That is 15 to 17000 people whereas Long Branch is about 10,000. There would be 6000 to 8000 jobs including an innovative park. There is private land further west slated for 3700 more units (Rangeview Road), but visioning has not started.

Lakeshore between Toronto boundary and East Street (this side of Cawthra) has a very wide road allowance and 6 lanes of traffic are to be provided including 2 bus only lanes. Cycle lanes, widened sidewalks and trees would be planted to replace trees lost. Express Buses all along Lakeshore to Oakville as well as local buses from the interior of the Village would run to Long Branch GO station.

Traffic improvements are budgeted and would be commensurate with demand. Concern was expressed about extra traffic on Browns Line. 1 car parking space is to be provided per unit which probably does not reflect a switch to autonomous cars.

The meeting was well attended by the public and there were loads of staff. Intensive participation has already happened but there were concerns raised especially about facilities beyond the 177 acres of development.

Excellent panel and videos were all around and I was pleased to see more colourful buildings and a signature building 40 storeys high to be designed through open architectural competition, both of which I had pushed for last meeting. The development is seen as a transformational reducing Mississauga’s suburban image. This should be a model waterfront development and is an exciting project although there are impacts for Long Branch.

David Godley 28 February 2020

Happy Leap Day, David Godley MA MRTPI (Retired) Local Area Expert designated by TLAB

[End of message from David Godley]


I am super impressed with ongoing news from Lakeview in Mississauga.

Click here for previous posts about Lakeview >

Click here for previous posts about Mississauga >

Click here for previous posts about Jim Tovey >

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