Hedy Korbee

Quarry Park Plan Unveiled      April 2022 Edition

With Development Comes Change; (Above) Monarch butterflies moving from wildflower to wildflower in this file photo from 2019. (Inset top & bottom) Artist’s rendition of the proposed park at the Quarry Lands site being Developed by Diamond Kilmer and the City of Toronto. Maintaining some natural space was discussed at the community meeting.

By Hedy Korbee

The long-anticipated community park slated for the Quarry Lands will be larger than originally envisioned and include a splash pad, children’s playground, unprogrammed green space, and naturalized areas.
Plans for the proposed six-acre park east of Victoria Park at Gerrard St. East were unveiled at a virtual community meeting on Tuesday, March 8.

The meeting was hosted by Toronto Parks, Forestry & Recreation as well as Diamond Kilmer, the developers of the 19-acre mid-rise, mixed-use subdivision with a total of 1,052 new housing units.
The size of the park has increased approximately 34% from previous iterations dating back to 2012, in part because funding has fallen through for a proposed elementary school in the centre of the development.

In the inset image above, the school would have been located in the green space that now says “North Park”. Leorah Klein, development manager at Diamond Corp, told the meeting that plans may change if the school gets funded but they’re going ahead with the park.
“Our plans that were approved in December were approved to include either a residential mid-rise and a park or a school. So both options are still feasible. But based on the information that we have today and the fact that funding isn’t available at this point in time, we are moving forward with the north park as part of the park design process,” Klein said.

Land Use Breakdown

In addition to amenities geared to children, the park will include open lawns, naturalized buffer areas, an outdoor fitness area, picnic tables, and sculptural lighting.
The land use breakdown is approximately 33% for naturalized plantings, 33% for open green spaces, and 33% for programmed activity areas, according to an estimate by Gus Maurano, a landscape architect with The MBTW Group.
Examples of the park’s features can be seen in the two inset images above.

Community Consultation

Mark Lowe, project coordinator and landscape architect with Parks, Forestry & Recreation, said the design relied heavily on two community consultations.

The first was a neighbourhood meeting in 2014 attended by about 50 people and the second was an extensive consultation process with students from Blantyre Public School, described by Lowe as a “very important and often under-utilized user group”.
The students were asked to design their ultimate park and Lowe said many of their ideas were very similar to the priorities identified by the adults in 2014.

“A lot of that was to make sure that we maintained and integrated the natural elements that were present on the site, to be able to create some water-based features, whether that be a play space, whether it be engaging water into the environment….as well as being able to provide for some cultural interpretation. And some built features things like gazebos, and picnic tables and shade structures and patios, were important to them,” Lowe said.

Question and Answer Session

The purpose of the meeting was to present the design concept and receive community feedback in order to refine the design and inform future iterations of the park.

Bernadette Warren, a local resident and long-time advocate for a naturalized space, proposed the elimination of the paved walkway on the east side of the park in favour of a “tiny forest of naturalized plantings.” That was immediately endorsed as an excellent idea by Lowe, who noted that the Quarry, at one time, had one of the last remnants of an oak savannah in the GTA.
“I think the idea of creating a forested edge is worth looking at, from our perspective,” Lowe said. “We would still be able to integrate a pathway…that would be a little more natural in surfacing. And could meander through, you know, a treed area, that would be an extension of both the naturalized buffer that we’re proposing just north of that, but it would also act as a buffer up against the existing open space. For all intents and purposes, that little swamp area is is always going to stay. It’s a registered wetland space with the Conservation Authority so I don’t think that that’s going to be able to be developed at anytime soon.”

There were several questions at the meeting about the lack of an off-leash dog area in the park, which is not surprising because local residents have been running their dogs in the Quarry for decades.
Lowe explained that the city no longer designs new parks with off-leash dog areas. He said they have to be installed in existing parks through a community application process and public sponsorship.
Diana Gakov, who represents a large group of Blantyre area dog owners, said in an interview with Birch Cliff News that she’s disappointed and confused.

Gakov’s group has participated in formal consultations with the city since 2019 about creating an off-leash dog area at Blantyre Park.
Despite two public meetings, a petition with almost 600 signatures, and a private meeting with Councillor Gary Crawford, the off-leash area was not approved by the time discussions were temporarily halted due to Covid.

Gakov said Crawford told them in March 2021 that an off-leash area would be going into the Quarry instead.Crawford said in an email that he was caught off guard as well.“I was both surprised and disappointed that an off-leash dog park was not included as part of these preliminary designs.

After meeting with City staff and the Blantyre Park Dog Owner’s Association, this site was identified as an alternate space for a new dog park. I have followed up with City staff and hope to meet with the association to discuss next steps,” Crawford said.
Despite reassurances that an off-leash area could be installed later, Gakov is worried there’s no room now.
“On the east side of the Quarry, they’re building all those townhouses. So it can’t be there. There are wetlands to be preserved, we have to make sure that (sic) not disturbed. The splash pad, or whatever. And at the time, curiously he (Crawford) said that there was a splash pad going in at Blantyre. It’s just really interesting is all,” Gakov said.

Dangerous street crossing?

Another thorny issue that’s still outstanding involves access to the park from the Blantyre and Hunt Club neighbourhoods south of the new development.

The stretch of road from Victoria Park to Warden along Gerrard St. E. and Clonmore Drive has been plagued with speeding problems, car crashes, and a tragic fatality.
The speed limit has been reduced to 40 kph but there’s currently only a crosswalk at Blantyre and Gerrard and crossing can be tricky even at the best of times.

Crawford told the meeting that it’s a “very dangerous crossover.”
Attempts by the city to improve the crosswalk have been tied up in legal wrangling with RioCan Holdings, the owners of the shopping mall at the corner of Victoria Park and Gerrard.
The matter is under appeal at the Ontario Land Tribunal and a win by the city could allow for a signalized intersection.
In the meantime, Crawford said he will be instructing Transportation Services at the next Scarborough Community Council meeting to report back on implementing improved safety measures.

Timeline and next steps

Local residents who would like to participate in the community engagement and design development process are being encouraged to fill out a survey about the park that can be found at https://www.toronto.ca/city-government/planning-development/construction-new-facilities/new-parks-facilities/new-park-at-411-victoria-park-avenue/

The detailed design phase of the project will begin this spring. Construction of the project is anticipated to begin in the fall of 2023 with the park opening scheduled for fall 2024.

~ Hedy Korbee is a journalist who lives in Birch Cliff. You can read more local stories from Hedy at http://www.birchcliffnews.com/

(Left) Off Leash Dog Walking Area ; is still an area of concern for some local residents, (centre) access to the new park will still require navigating Gerrard St. East of Vic Park and (right) how the area proposed for the park apears today–still a long way to go to reach the goal. bluffs monitor photos; John Smee

Birch Cliff Fights at Ontario Land Tribunal      March 2022 Edition

An Overview; of the parcel of land Altree is looking to develop, highlighted in yellow (above) and (right) Lenmore Court apartments where 32  affordable apartment units now stand.

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Participant status was granted to all 89 residents who applied, which means that their written statements will be considered by the OLT but they don’t have the right to speak at hearings.

One of the participants, Brian McConnell of Kildonan Drive, is in favour of development but upset that new projects don’t adhere to the principles of the Kingston Road Revitalization study.

“The city spent good money on the study and the planners recommended four to six storeys. But six goes to seven, goes to eight, goes to 10. It’s frustrating,” McConnell said. “This one crosses a line. Is Altree going to build something there? Absolutely. And that’s fine. Just keep it reasonable. But they’re not. It’s too big, it’s too dense. The encroachment on Birchcliff Avenue, in my mind, is just crazy.”

Notably, TDSB trustee Parthi Kandavel was granted participant status with the caveat that he must speak as an individual and not in his capacity as a trustee or as a representative of parents.

This may limit the impact of Kandavel’s opinion, expressed during a community consultation meeting last March, that the height of the building will negatively affect the health and safety of students by eliminating sunlight and casting shadows over Birch Cliff Public School.
Birch Cliff resident John Hartley was granted party status in a personal capacity by the OLT because he lives adjacent to the proposed ten-storey condo.

However, Taylor reserved a decision on whether Hartley could obtain party status for two tenant organizations that he represents: Tenants Have No Rights Association and SOS Save Our City Association. Both organizations were incorporated in the previous week and claim Hartley as the sole director.

One person who did not request participant status is Ward 20 Councillor Gary Crawford even though he was asked to do so by the community association.
Crawford has stated on many occasions that he opposes the development in its current form but said he’s received strong legal advice from the city that his participation could hurt the community’s case.

“The OLT or the tribunal does not look too kindly when you have what they would deem political influence. Because I’m still a decision-maker, I’m still part of the decision-making process, and to have me put my name in as a participant in fact would probably hurt the process. So I made the decision not to do that. I didn’t want to put politics into this.”

“Possibility for a settled outcome”

Led by OLT member, Blair Taylor, a consensus emerged among lawyers representing the various parties that mediation would be an appropriate next step in the process.

This means that the parties will have confidential discussions to try to come to a mutually acceptable settlement and preclude the need for a formal hearing.
Ian Flett, the lawyer for the Birch Cliff Village Community Residents Association, said disputes such as this one lend themselves to mediation because policies in Ontario generally support intensification.

“The application as it exists is very problematic. But I think most reasonable people could acknowledge that a mid-rise building could be built on that site at some point,” Flett said in an interview.

“There’s no question that my client is prepared to take this all the way through to a contested hearing, they’ve already hired a land use planner, they’ve identified issues to do with transportation planning, and the development in its current form, just won’t cut it. So if it’s needed, we go to a contested hearing for 10 days, and we hammer the table, we cross-examine the other side’s witnesses, and we will do that. If on the other hand, there’s a willingness by the applicant, to have a candid conversation, to make some concessions, and of course, it’ll require concessions on our part and concessions on the part of the city and perhaps other parties, then there is the possibility for a settled outcome.”

The Birch Cliff Village Community Residents Association hired Flett as well as a professional planner to put its best foot forward throughout the OLT process. In order to pay for professional representation, the organization raised $28,000 though local donations.

“When you go to the OLT process, it’s not realistic, in my opinion, that an association can represent itself well and really do it justice,” said Rob Carmichael, chair of the community association. “It’s a quasi-judicial process… you need a lawyer who can represent you appropriately in that scenario, who’s skilled in municipal planning. And then you can’t expect to go to a hearing with just a lawyer, you’re going to need some evidence, you’re going to need expert witnesses. So we’ve hired a planner as well, to represent us throughout the process, but particularly at the hearing to provide the evidence.”

Latest proposal includes changes

The development proposal under consideration by the OLT is slightly different than the version discussed at the public consultation meeting a year ago because the developer updated its submission in August.

The proposed condo is still ten storeys tall at the back, reaching a total height of 35.5 metres if you include the two-floor mechanical penthouse.
From the front, it’s nine storeys high and 32 metres with the mechanicals. The land is currently zoned for a total height of 20 metres.
The overall number of units in the development has increased from 264 to 279.

Significantly, the developer is now proposing a separate four-storey apartment building on the deep lot at 50 Birchcliff Ave., where a single-family house now stands.

Altree’s last submission to the city indicated the building will contain 32 affordable rental replacement units for existing tenants who are being displaced by the new condo.The tenants were previously told they would be rehoused in the ten-storey building.

The Toronto Official Plan doesn’t permit the construction of an apartment building on the footprint of a single-family dwelling because the land is designated as “neighbourhoods”.

This is why Altree is seeking an amendment to the Official Plan in addition to rezoning for the ten-storey building facing Kingston Road.
Early in the process, the developer scrapped a plan that would have required the tenants at Lenmore Court as well as 50 and 52 Birchcliff to be rehoused about 1.5 miles outside of the community in Cliffside.

The next one-day Case Management Conference will take place on May 18 to allow time for city staff to submit a report to Toronto City Council, which will take a vote on the city’s position.