PL151148 - OMB Decision Issued (491 Glencairn Avenue / 278, 280 & 282 Strathallan Wood)


The Ontario Municipal  Board (OMB) issued its decision on November 24, 2017.  As a community, we got the Board's nod for responsible neighbourhood development.  We were successful because we shared the same neighbourhood vision and worked together to achieve that vision.  We spoke with one voice.  


We could not have come this far without the expert resources retained by GBCC.  For the past 3 years, we have worked with a land use planner and, more recently, with a lawyer.  These expert resources effectively represented our community's interests at the recent OMB hearing which took place from January 30 to February 10, 2017.

Support from City staff and Councillor Christin Carmichael Greb, Ward 16,  were critical to our success.  We continue to work closely with them to address our community's needs as well as advance the vision of Toronto's Official Plan.


Let's build on our success and continue working together to promote responsible neighbourhood development.




Update - OMB Appeal (PL151148)


Glad that the OMB hearing is over!  Overall, the hearing went well.  We were fortunate to have expert resources (a lawyer and a land use planner) representing GBCC at the hearing.  We focused on three key problems:  (i) height, massing and density              (ii) re-designation from Neighbourhoods to Mixed Use Areas and (iii) privacy and shadowing.  


GBCC is not opposed to development.  However, GBCC expects to see responsible development that conforms to the policies of the Official Plan and that implements the Mid-rise Guidelines.


With the City of Toronto, we presented a strong and unified front to the OMB.  Although the expert witnesses from the City and GBCC examined the development proposal independently, they all reached the same conclusion:  this appeal should be dismissed and the proposed development should not be permitted.  


Based upon the evidence tendered throughout the hearing, GBCC requested that the OMB dismiss the appeal.  In the alternative, if the Board should allow the appeal, GBCC requested that the Board note that any decision would remain as a contingent Order pending a determination of the second phase of the hearing.


While we are certainly hoping for the OMB to dismiss the appeal, we have made certain that the developer will not be able to proceed with the proposal even if the Board approves the development in its decision.  The developer has agreed that if there is a decision from the OMB in favour of the proposal, the decision will be contingent upon the conclusion of a second phase of the hearing that will address traffic concerns related to the proposed development.  

There is plenty of time to determine whether GBCC should participate in a second phase of the hearing.  Hopefully, the OMB will dismiss the developer’s appeal eliminating the need for a second phase. 


It is my understanding that the OMB generally takes from 6 - 12 months to render a decision on complex hearings such as this one.




Update - OMB Appeal (PL151148)

The OMB hearing commences on Monday, January 30, at 10:00 am and is scheduled to run for 10 days, until February 10.  It will be held at 655 Bay Street, 16th Floor.

On behalf of the GBCC, I will attend the OMB hearing and keep you informed.  However, your presence at the hearing will send a strong message that we want responsible development in our neighbourhood.  The outcome of this OMB hearing will shape the future of our neighbourhood.



Update - OMB Appeal (PL151148)


On December 8, 2016,  the applicant submitted a revised development proposal which made minor improvements to the original design.  This revised development proposal falls short of addressing our community's concerns.  Put simply, it is still excessive given the size of the subject site and its surroundings.  


This revised development proposal:

  • is too high and contains too much density;  

  • does not respect the character of our neighbourhood; and 

  • does not conform to the Official Plan and Mid-Rise Buildings Guidelines.


In preparation for the upcoming OMB hearing, we are working closely with our urban planner and our lawyer.  The OMB hearing is scheduled to occur over a ten (10) day period, starting on January 30, 2017.  



Update - Request for Direction Report (Item NY15.43)

City Council adopted this item on July 12, 2016 without amendments and without debate. 




Update - Request for Direction Report (Item NY15.43)


This item was considered by the North York Community Council on June 14, 2016 and adopted without amendment.  It will be considered by City Council on July 12, 2016.




Update - Request for Direction Report - Official Plan and Zoning By-law Amendment Applications -         491 Glencairn Avenue and 278, 280 & 282 Strathallan Wood Road


The North York Community Council will discuss the Request for Direction Report (Item NY15.43) at 11:30 am, on Tuesday, June 14, 2016.   To access this item on the City's website, go to


This report recommends that the City Solicitor, together with City Planning staff, attend the OMB hearing in opposition to the current proposal.




Update - OMB Pre-Hearing Conference (June 1, 2016)


On behalf of our community. GBCC  attended the pre-hearing conference which focused on the following:

  • Identifying the parties and the participants:  GBCC has been identified as a party and is permitted by the Board to  participate fully in the hearing.

  • Fixing a date for another pre-hearing conference:  November 9, 2016

  • Fixing a date for the hearing:  January 30, 2017

  • Estimating the length of the hearing:  10 days


To better protect the interests of our community, GBCC has retained legal counsel and continues to work with an urban planner. 




Update - OMB Appeal (PL151148)


The applicant filed an OMB appeal.  The pre-hearing date is scheduled on June 1, 2016.  The purpose of the pre-hearing is (i) to identify issues, parties and participants (ii) to determine the documents to be exchanged and (iii) to determine procedures before and during the hearing.




Update - Statements from Councillor Carmichael Greb and Councillor Colle


We have received most encouraging statements from Councillor Carmichael Greb and Councillor Colle in support of responsible neighbourhood development.  They will not support the development proposal at 491 Glencairn Avenue and  278, 280 & 282 Strathallan Wood as it does not conform to the City's Mid-Rise Buildings Guidelines.


City Planning held three (3) Working Group meetings.  At these meetings, GBCC reiterated our community's concerns.  For additional information, see What Are the Issues?  Our community's messaging was very clear and consistent:  we want development that falls in line with what is permitted on the site and respects the character of our neighbourhood.


City Planning are now waiting for the Applicant to send a formal submission for review based on the issues raised at the Working Group meetings.  This application is still in the review stage.


I will keep you informed of the next steps and timelines, when available.




Update - Working Group Meeting #3 (June 25, 2015)


At the meeting of June 25, the applicant presented minor changes to the development proposal in response to the feedback provided by our community. 


These minor changes did not address our concerns relating to:

  • Non-conformity with the Official Plan and the Mid-Rise Guidelines

  • Massing and density

  • Physical character of neighbourhood

  • Shadowing

  • Traffic, parking and safety


For additional information, see  What Are the Issues? 


Although some progress has been made, more substantial changes to the development proposal are necessary to address our community's concerns.  The GBCC requested that the Councillors, City staff and applicant continue to consult with our community and work collaboratively to address our requirements.


I will keep you informed of the next steps and timelines, when available.




Update - 491 Glencairn Avenue Working Committee


The City formed a Working Committee to facilitate community input on the development proposal.  The objective is to work towards consensus on key issues.  


The Working Commitee consists of the following members:

  • Councillor Christin Carmichael Greb,  Ward 16

  • Councillor Josh Colle, Ward 15

  • City of Toronto Staff

  • Applicant 

  • Community

    • Representatives from the Glencairn & Bathurst Community Coalition (GBCC)

    • Local stakeholders


The City held the following two Working Committee meetings:

Working Committe Meeting #1 - February 25, 2015

Discussion Items:

  • Built Form:  building location; height; massing; shadowing; relationship to street (Bathurst Street, Glencairn Avenue and Strathallan Wood Road)

  • Site Organization and Circulation:  size; location and design of open space;  vehicle and pedestrian access / circulation; loading and servicing location / circulation 

  • Bicycle parking

  • Primary and secondary building and retail locations / entrances

Working Committee Meeting #2 - March 24, 2015

Discussion Items:

  • Traffic impact

  • Parking

  • Loading

  • Street improvements (Bathurst Street, Glencairn Avenue and Strathallan Wood Road)

Working Committee Meeting #3 - June 25, 2015 

  • Due to scheduling conflicts, this meeting will not be held on May 20, 2015, as previously scheduled

  • Applicant's presentation of amendments to Application 




​August  21, 2014 - Traffic Impact Study


The City has reviewed the Traffic Impact Study (TIS) that was submitted by the applicant and has requested the applicant's consultant to address outstanding matters in a revised submission. 


The City is considering whether the proposed site should connect to Strathallan Wood in order to relieve some pressure from Glencairn Avenue.  


We encourage you to send your comments to: by Tuesday, September  7, 2014, so that we may represent your concerns.


For more information, go to 'traffic related issues' under  the tab 'What Are the Issues?'