AlbertC

AlbertC

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Gentle intensification project in the form of two semi-detached fourplexes along with laneway housing at the rear. Location is in the Gerrard East & Main Street area in the Upper Beaches.



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And doing it with just a severance, wow. Cool. So they're able to avoid triggering anything beyond the consent because this is zoned R and not RD/RS/RT, is that right?
 
Meeting on multi-unit development plan for Gerrard Street East site slated for Sept. 9

August 27, 2020

The developer of a project at 2165 Gerrard St. E. that will add a number of residential units to what was the site of a single-family home will be holding a community meeting on the plan in early September.

P & R Developments will hold the virtual meeting on Wednesday, Sept. 9 at 4:30 p.m. Area residents are invited to participate and share their comments for what is a revised plan for the site. Residents who wish to take part in the virtual meeting are asked to send an email to admin@pandrdevelopments.com

“Even though our project no longer requires variances we would like your feedback in the interest of improving the project as part of our efforts to ensure it fits with the neighbourhood,” said a letter from the developer sent to neighbours of the site which was also shared with Beach Metro News.

www.beachmetro.com

Meeting on multi-unit development plan for Gerrard Street East site slated for Sept. 9 – Beach Metro Community News

The developer of a project at 2165 Gerrard St. E. that will add a number of residential units to what was the site of a single-family home will be holding a community meeting on the plan in early September. P & R Developments will hold the virtual meeting on Wednesday, Sept. 9 at 4:30 p.m. […]
www.beachmetro.com www.beachmetro.com
 
One failed project, and a lesson in the politics of urban density

Dec 9, 2020
The entire purpose of Toronto’s Committee of Adjustment is to make exceptions to the restrictive zoning rules that govern what gets built where in the city. But a recent decision highlights how what we accept, or deny, can affect housing affordability and inequality.

On Dec. 2, the committee – which is made up of residents appointed by city council – denied a P & R Developments application for consent to sever a 50-foot lot at 2165 Gerrard St. E. and replace one home with two semi-detached buildings and two laneway suites that would have added 10 family-sized rental units to the neighbourhood.

“I don’t believe dividing the property is in the best interest of the community,” said committee member Carl Knipfel, himself an architect and planner who complimented the beauty of the existing house and critiqued the design of the new buildings. “What is proposed is too dense … I really have serious concerns as to where this consent may lead us.”

For urban planner Sean Galbraith, who represented the developers at the hearing, the decision was in many ways business as usual. It is also emblematic of the way sometimes coded language is used to keep new rentals out of mature neighbourhoods, while at the same time allowing for ever-larger or more expensive homes to replace existing more modest housing stock.

“We’re very disappointed,” Mr. Galbraith said. “This is a good project; more people could be housed on this project than expressed opposition to it.”

The proposal was designed entirely within the city’s zoning for the area; it sought no variances or bylaw exceptions. All that it needed was permission to split the lot, a common occurrence in a city that has split thousands of lots in the past decade.

“We could get a permit to knock the house down today to build a fourplex,” Mr. Galbraith said. ”But we think that’s an inefficient use of the land. It’s on a streetcar line a block and a half west of Main [Street], near a subway station; near a GO train. This could be a showcase for what you can do in terms of ‘missing middle’ in Toronto.”

Mr. Galbraith said his clients may seek a review of the decision, which he argues was not properly decided, not least because “community interest” is not one of the 13 applicable tests in the Planning Act. But that adds tens of thousands of dollars in legal costs, not to mention delays.

The kicker, for Mr. Galbraith, is he knows if he wanted to sever the lot for two single-family homes he could get that permission without delay and likely also get permission to build more than local zoning allows.

“I can get variances for a one-unit McMansion every day of the week,” he said. “Lot coverage variances are very common; you want to take a bungalow down and make some big ugly house with a weird roof and a high first floor? You see those all over East York and Etobicoke.”
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www.theglobeandmail.com

One failed project, and a lesson in the politics of urban density

Close to two-thirds of Toronto’s residential land is restricted to single-family homes, extending in a broad band surrounding the downtown core. The blame for this so-called ‘yellowbelt’ is often laid at the feet of planners
www.theglobeandmail.com www.theglobeandmail.com
 
I'm not sure it's a concern of the missing middle here, rather the missing links who are allowed to decide its fate. /sigh
 

Healthy House on Gerrard | P & R Developments

2165 Gerrard St – A Healthy House Apartment Project The project planned for 2165 Gerrard St. E. in Toronto will be built on a conventional 50 foot urban lot, replacing a single detached house. It is made possible, in part, by recent amendments to the Toronto Zoning Bylaw allowing laneway suites...
pandrdevelopments.com pandrdevelopments.com


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In a November 3 decision, TLAB member Christine Kilby allowed an appeal by P&R Developments Inc. against the City of Toronto Committee of Adjustment’s refusal of its application for a consent to sever the lot at 2165 Gerrard Street East.
P&R proposes to sever the Gerrard Street property to create two 7.62-metre-wide lots, on which it plans to build a semi-detached multi-unit building and two laneway suites, comprising a total of 10 residential units. Only a consent is required and no variances are sought as the proposal complies fully with the requirements of the zoning by-law.
Planner Sean Galbraith (Sean Galbraith & Associates Inc.) provided evidence on behalf of P&R, in support of the appeal. Neighbours Mark Postill and Victor Lam appeared at the hearing in opposition.
Galbraith testified that the proposed severance has regard for matters of provincial interest, namely the provision of a complete range of housing options in established built-up areas, and that it conforms to the policies of the Official Plan with respect to development in Neighbourhoods.
Galbraith told the TLAB that the subject property is among the larger lots in the area, with a current frontage of 15.24 metres. The proposed 7.62-metre lots comply with the zoning by-law. The proposal severance and development will accommodate 10 apartment units, each containing at least two bedrooms, and the laneway suite units will contain three bedrooms each.
The opponents of the project felt that the proposed development is not in keeping with the neighbourhood character and voiced a range of concerns pertaining to parking, built form, overlook, and potential encroachments onto adjacent properties.
The TLAB ruled in favour of the severance and allowed the appeal, finding that the proposal will provide incremental intensification in a designated Neighbourhood that is well-established and well-serviced.
Solicitor David Bronskill (Goodmans) represented P&R Developments Inc.
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