The Glencairn & Bathurst Community Coalition has identified significant issues relating to the following:

 

1.   Official Plan and Performance Standards for Mid-Rise Buildings

 

What are the issues? 

The current development proposals:

  • Fail to conform to the Official Plan, with respect to policies regarding the built form impacts and transition requirements of new developments in Neighbourhoods, Avenues, and Mixed-Use Areas.

  • Fail to conform to the Performance Standards specified in the Avenues and Mid-Rise Building Study 2010.

  • Propose zoning by-law amendments, including the re-designation from Neighbourhoods to Mixed-Use Areas for:                       (i) the southern portion of the site (Strathallan Wood) under Applicatio​n No.:  14 102565 NNY 16 OZ; and                                     (ii) the eastern portion of the site (Glencairn Avenue) under Application No.:  15 152614 NNY 16 OZ.

 

What's required?

 

We are requesting that the City: 

  • Strictly adhere to the existing Official Plan and the Performance Standards for Mid-Rise Buildings when approving the development proposals;

  • Complete an Avenue Study that incorporates the Glencairn Ave. / Bathurst St. intersection prior to the approval of any application; and

  • Establish a Design Review Panel to review the development proposal prior to the approval of  the above application.

 

 

2.  Massing and Density

 

What are the issues?

 

  • The massing and density of the proposed buildings are excessive.   They are neither compatible nor appropriate for the sites.

  • The proposed buildings are not located or massed to provide any adequate mitigation of the effects of the intended intensification.

  • These do not conform to the Official Plan and the Performance Standards for Mid-Rise Buildings.  

 

What's required?

 

See 1. above

 

 

3.   Physical Character of Neighbourhood

 

What are the issues?

 

The development proposals:

  • Propose buildings which have inappropriate massing, density, scale, transitions to adjacent lots, and architectural design;

  • Propose zoning by-law amendments, including the re-designation from Neighbourhoods to Mixed-Use Areas for:                        (i) the southern portion of the site (Strathallan Wood) under Applicatio​n No.:  14 102565 NNY 16 OZ; and                                     (ii) the eastern portion of the site (Glencairn Avenue) under Application No.:  15 152614 NNY 16 OZ.

  • Will destabilize the function and character of our neighbourhood; and

  • Will set a precedent for future buildings of inappropriate form and scale, radically transforming the character of adjacent residential neighbourhoods.   

 

What's required?

 

See 1. above

 

 

4.  Shadowing

 

What are the issues?

 

  • The proposed buildings do not adequately limit any resulting shadowing on neighbouring streets, properties and public open spaces.

  • In some cases, the proposed buildings will reduce the insolation to the abutting sites and sidewalks up to 62.4%. 

 

What's required?

 

We are requesting that:

  • The City strictly adhere to the existing Official Plan and the Performance Standards for Mid-Rise Buildings when approving the development proposals.

 

 

5.  Traffic, Parking and Safety

 

What are the issues?

 

  • The Applicants' traffic study does not accurately reflect the current traffic volumes on Glencairn Ave. and the traffic congestion at the Glencairn Ave. / Bathurst St. intersection.

  • The proposed access to and exit from the building, retail, parkade, loading and service areas will be off Glencairn Ave., east of Bathurst St., an already congested traffic area.

  • The proposed two driveways on Glencairn Ave. will create a pinch point and a secondary intersection, mere metres from the existing controlled intersection at Glencairn and Bathurst. 

  • The development proposals will result in a significant increase in vehicular, bicycle and pedestrian traffic and lessen safety on our neighbourhood streets.

  • The development proposals fail to adequately address car parking requirements.  This will force the building occupants, visitors and shoppers to park on the residential streets.  

 

What's required?

 

We are requesting that the City:

  • Undertake an impartial traffic impact study of the Glencairn Ave. / Bathurst St. intersection to accurately assess the impact of the development proposal and the upcoming development of the  southwest corner of Glencairn Ave. and Bathurst St.;

  • Facilitate the relocation of the proposed building vehicular access and circulation off Bathurst Street in order to:

    • Redirect the incremental traffic from neighbourhood streets to a major arterial road;

    • Minimize through traffic and adverse impact on neighbourhood streets; and

    • Provide safety for pedestrians, cyclists and motorists on neighbourhood streets.

  • Ensure that an adequate number of car parking spaces are provided by the Applicants.