All posts in 6 Lloyd Avenue

6 Lloyd Avenue May 05 2007

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6 Lloyd Avenue City Council consideration on May 5, 2015

Refusal Report – 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue – Official Plan Amendment Application
Public Notice Given
Statutory – Planning Act, RSO 1990
Community Council Recommendations
Etobicoke York Community Council recommends that

1. City Council amend the Official Plan for the lands at 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment No. 1 to the report (January 26, 2015) from the Director, Community Planning, Etobicoke York District.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment as may be required.
Community Council Decision Advice and Other Information
Etobicoke York Community Council:

1. Requested the City Solicitor to make best efforts to ensure the bills are available for passage at the March 31, 2015 meeting of City Council.

Etobicoke York Community Council held a statutory public meeting on February 18, 2015, and notice was given in accordance with the Planning Act.
Summary
This application proposes to amend the Official Plan by redesignating the northern two-thirds of the lands from Employment Areas to Mixed Use Areas and creating a new Site and Area Specific Policy (SASP) over the entire site to permit residential uses and commercial/offices uses at 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue. The southern one-third of the site is proposed to remain designated Employment Areas. The site is commonly referred to as 6 Lloyd Avenue and is titled this way in the graphics and attachments to this report.

This report reviews and recommends refusal of the application to amend the Official Plan.
Background Information (Community Council)
(January 8, 2015) Report from the Director, Community Planning, Etobicoke York District regarding a Refusal Report – 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue – Official Plan Amendment
(http://www.toronto.ca/legdocs/mmis/2015/ey/bgrd/backgroundfile-74893.pdf)
Speakers
Steve Karaszi
Richard E. Rotman
Rocco Pannese
Don Pano
Daniel Artenosi, Overland LLP
Peter Vecchiarelli
Michael Gingerich
Luigi Santaguida, Stanton Renaissance

Communications (Community Council)
(February 2, 2015) E-mail from Angelo and Vince Fazari (EY.Main.EY4.3.1)

3a Supplementary Report – 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue – Official Plan Amendment
Summary
At is meeting of January 13, 2015 Etobicoke York Community Council deferred consideration of the report from the Director, Community Planning, Etobicoke York District (Item EY3.4), to a statutory public meeting to be held on February 18, 2015 and directed the Chief Planner and Executive Director, City Planning Division, to bring forward for consideration at the statutory public meeting the draft Official Plan Amendment submitted with the application.

A copy of the applicant’s draft Official Plan Amendment is included as Attachment 1 to this report.

As outlined in the January 8, 2015 report from the Director, Community Planning, Etobicoke York District, staff recommended refusal of the application and draft Official Plan Amendment for the following reasons:

a. The proposal conflicts with the Growth Plan for the Greater Golden Horseshoe and is inconsistent with the Provincial Policy Statement. No information was submitted to demonstrate that the land is not required for employment purposes over the long term or that there is a need to convert a portion of the site to non-employment uses. As well, no information was provided to indicate how the proposed redesignation, to allow for residential uses, would not negatively impact the overall viability of the existing industries in the surrounding area.

b. The proposal does not conform to the City’s Official Plan as it relates to Employment Areas. The site is located in a stable employment area that continues to experience demand for employment space. It is staff’s opinion that the lands be retained for employment uses and there is no need for the requested conversion to meet the City’s population forecasts as provided by the Growth Plan.

c. The proposal does not conform to Council adopted OPA No. 231 and SASP 447 which sets outs a new planning framework for the site and addresses land use compatibility issues. Despite Council’s adoption of OPA No. 231 that allows for the redesignation of a portion of the site to Mixed Use Areas and the introduction of residential uses subject to conditions, this application seeks broader land use policies through the elimination of all site-specific restrictions as they relate to residential uses. Specifically, it eliminates the restrictions on maximum residential building heights and minimum residential building setbacks from the adjacent rail corridor included in SASP 447 to minimize adverse impacts from nearby industrial uses and the rail corridor.

d. The proposal does not include a strategy to address land uses capability issues that are known to exist in the area due to the proximity of the adjacent rail corridor and existing employment uses. This could result in a potential future residential development that would require mitigation measures that may not contribute to an appropriate or safe living environment as demonstrated by the conceptual development submitted in support of the subject application.

e. While the submitted development concept does not form part of the amendment to the Official Plan being requested, it does provide information regarding how the proposed land use changes may relate to a potential future development and be accommodated on the site. As currently proposed, the conceptual development proposal does not conform to the Official Plan, is inconsistent with Council approved guidelines for Tall Buildings and fails to address compatibility issues with adjoining land uses and as a result would not provide for an appropriate living environment.
Background Information (Community Council)
(January 26, 2015) Official Plan Amendment – Supplementary Report – 6 Lloyd Avenue and 195, 181, 179, 177, 175, 171, 169, 167, 165, 163 and 161 Mulock Avenue
(http://www.toronto.ca/legdocs/mmis/2015/ey/bgrd/backgroundfile-75065.pdf)

Who is Adam The Woo – A Documentary – more Junction than you think

 

 

This post is about places. Adam the Woo is an urban adventurer who documents his visits disused and abandoned places on a YouTube channel. His efforts to communicate the importance of places in communities and visitations to various disused industrial buildings all have a real connection to the Greater Junction Area. Our area has some very hard-core urban explorers. Some simply visiting out of interest, while others seek the history and value to our community from their visits. We also have so many places and things that need to explored and documented.

Adams commitment to produce videos of so many places – even Toronto – is great and his methods are simply wonderful.

Below is a documentary by Kenny Johnson with Adam the Woo which provides a glimpse into a staggering body of work.

If above embed is not working on your devise here is the direct URL

https://www.youtube.com/watch?v=90fxDxv5r9Y&feature=youtu.be

Adams web site Http://www.adamthewoo.com/

 

 

The view between the now gone paint plant at 6 Lloyd Avenue and the Old Weston Rd empty Cadet plant

 

 

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You are stood on the second floor of the e now gone paint plant at 6 Lloyd Avenue (the purple dot) and viewing the  the Old Weston Rd empty Cadet plant. (the brown dot) in the above image.

Below are two images of the second floor map of the old paint plant.

 

 

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Council APPROVED 6 Lloyd Ave plans for Mix Use Residential Employment ‘Office/Art School/Restaurant

Thks to reader Manny to alerting the blog to this.

So we get a much needed condo…

Renderings from the Stanton Renaissance web site

Renderings of the Junction site condo  from the Stanton Renaissance web site

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…and some of the making and creating area back, 

although much newer than the old paint factory which sat on the site…

 

Benjamin Moore sat on the 6 Lloyd Avenue May 5th 2007 afternoon

Benjamin Moore sat on the 6 Lloyd Avenue May 5th 2007 afternoon

Wow, residential which is great of course but the requirement of building space for  – arts school, creative arts studio, art gallery, theatre, office, retail outlet, farmer’s market, museum and restaurant/cafe, is what is is going to change the character and people activity of the Mulock Ave/Lloyd Ave area.  Coupling this with the probable opening of a organic supermarket at the 43 Junction Rd site, the community could have its own Leadenhall Market – although outside, new city art and craft area, which the city needs as most of the others have been removed for condo development.

Great News City of Toonto Council APPROVED 6 LLOYD AVENUE development plans for 2/3 Mix Use Residential ‘North End’ and 1/3 Employment ‘Office/Art School/Restaurant/etc…’ South End of the vacant land.

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2013.PG28.2

City Council adopted this item on December 16, 2013

 

With respect to 6 Lloyd Avenue:

 

i.          Deleting the staff recommendation with respect to 6 Lloyd Avenue and replacing with the following:

              

               “Based on the criteria in the Growth Plan, the Provincial Policy Statement and the Official Plan policies, Council convert the northern two thirds of the lands known as 6 Lloyd Avenue from Employment Areas and redesignate them to Mixed Use Areas and retain the southern one third of the existing employment lands at 6 Lloyd Avenue by designating them General Employment Areas.

 

ii.         Modifying Map 2 in Appendix 1 to delete the northern two-thirds of 6 Lloyd Avenue from the area shown as an Employment Area.

 

iii.        Modifying Map 33 in Appendix 1 by redesignating the northern two thirds of 6 Lloyd Avenue from Core Employment Areas to Mixed Use Areas.  The remaining one third of the lands are to remain designated as General Employment Area.

 

iv.        Adding a new Site and Area Specific Policy 447 for the lands municipally known as 6 Lloyd in 2012 to:

 

a.         Require a minimum of 4,000 square metres of commercial and/or office space be constructed on the southerly one third of the lands municipally known in 2012 as 6 Lloyd Avenue and that this development occur:

 

1.         prior to or concurrently with, any residential development on the remainder of the lands.

 

2.          along at least 50% of the Lloyd Avenue frontage;

 

3.         at a minimum height of 10m;

 

4.        permitted uses on the southerly one third of the lands include arts school, creative arts studio, art gallery, theatre, office, retail outlet, farmer’s market, museum and restaurant/cafe.

 

b.         Secure the 4,000 square metres of commercial and/or office space to be constructed on the southerly one third of the lands municipally known in 2012 as 6 Lloyd Avenue by way of a Section 37 Agreement and/or Plan of Subdivision, or any other means determined by the City.

 

c.         Permit residential uses to a maximum building height of 16.5 metres and subject to a Holding (“H”) symbol on the northerly two thirds of the lands municipally known in 2012 as 6 Lloyd Avenue, provided any residential building is set back a minimum of 30 metres from the adjacent rail corridor.  The Holding symbol shall apply only to the northerly two thirds of the land.

 

d.         Enactment of a Zoning By-law that incorporates a Holding (“H”) symbol defining and incorporating the conditions that must be satisfied prior to the removal of the Holding (“H”) symbol.
 
 
 

The 6 Lloyd company – the developer Stanton Renaissance

 

As the 6 Lloyd site will probably be just as big or than the Heintzman Place development – which has turned out to be a great boon to the Junction community, the blog though it would interesting to post some of the information about the developer of the site. Stanton Renaissance  highlights on its web site the leadership of Louie Santaguida, it is a major thrust of the text on the firms website is the characteristic management of the company by this seemingly driven individual. The  Heintzman Place development was also developed by a driven leader .  Brownfield developments often need driven and idealistic developers to be built,  before Options for Homes Michel Labbé stepped in the Heintzman Place was a empty and disused old Canadian Tire retail store building.

Photo credit - Youtude screen cap from Luigi Santaguida 2010 Ryerson  Alumni Achievement Award Recipient

Photo credit – Youtude screen cap from Luigi Santaguida 2010 Ryerson Alumni Achievement Award Recipient

 Mr Santaguida certainly knowns the 6 Lloyd Ave site as one of the former companies –  the Terrasan Group  cleaned up the old paint factory site.

The 6 Lloyd Avenue nee Benjamin Moore site

The 6 Lloyd Avenue nee Benjamin Moore site

 

If the city decides to change the zoning of the site to allow the construction of condos, hopefully with the condition of a light industrial component, this developer may just get the lot back as part of the community.

The blog really wants to stress how  important for this site and the community the dual use of residential and real light industrial/commercial use is. Mixing these two types of use will be creating a balanced community and probably lead to greater revitalization of the Mulock Ave/ old Weston Rd area with lighter industry and more residential/commercial  uses.

All text in italics from the Stanton Renaissance website.

With Louie Santaguida at its helm, Stanton Renaissance has carved a unique position within the new development community in Toronto, the GTA and southern Ontario. No ordinary developer, this is a company with deep roots in the revitalization of land; with vast experience in the transformation of spoiled land into viable, green and ultimately buildable land. The company specializes in the transformation of dysfunctional areas – particularly communities with unrealized social, environmental and economic potential.  These are the communities that turn on Mr. Santaguida’s juice – the more challenging, the better! His vision is extraordinary; where most see urban rot and ugliness, Louie Santaguida sees vibrancy, growth, potential and success!

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This is the face of Stanton Renaissance. The company is run by Louie Santaguida and it is his vision that has created perhaps the most unique development company in Canada. Stanton Renaissance embodies Louie’s philosophy and unrelenting drive.

With his background in chemical engineering, Louie’s career has included stints in environmental clean- up, construction, development and even a foray into creating the perfect snack chip! What’s Cooking Louie had perfected beet, sweet potato and Yukon Gold chips long before they became staples in Canadian supermarkets.

Louie has worked on some of Toronto’s most well-known properties including Sky Dome, Air Canada Centre and The World Trade Centre to name just a few.

Louie Santaguida is a visionary. He has an uncanny ability to transform properties from dysfunctional, derelict areas into beautiful, viable, exciting residential communities that redefine neighbourhoods and provide residents with exceptional value and lifestyle options. Always located around public transportation hubs, the people who live in a Stanton Renaissance community often do so without the need of a car. Buildings are built with the ultimate in green technology and are always environmentally responsible.

Presently, Stanton Renaissance is developing numerous sites throughout Toronto and the GTA as well as southern Ontario.

With Louie Santaguida in charge, there is no question that the communities he takes on will be transformed into fabulous places to live, work and play.

Here is some information on another of the firms projects,

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On The Go Mimico features contemporary design with unobstructed views of the lake and city, the latest finishing features, large stylish balconies, Italian designed and manufactured gourmet kitchens with Caesar Stone countertops, gorgeous backsplashes, stylish stainless steel appliances and one of the most exciting new technologies that will save residents significant money on heating and cooling costs. On The Go Mimico will incorporate Toronto’s first high rise integrated GeoExchange and Cogeneration technology that works with nature to borrow the energy from the earth in the winter and put it back in the summer, redirecting and recycling to where it is needed. In fact residents at On The Go Mimico will save around 30% on utility costs and on monthly condo fees because of this progressive and innovative technology.

Of course, On The Go Mimico has other important features too – an accessible green roof with BBQs, an eco-carwash, a pet grooming station, a high tech gym with yoga and Pilates studios and a very hip Party Room. There will also be a gourmet fine food store, espresso and coffee bar, meeting rooms and guest suites to accommodate overnight visitors. Surrounded by the warm and friendly community of Mimico, (identified as Toronto’s top emerging community and one of the ten best places to live in the GTA) residents will enjoy an eclectic variety of shops, bakeries, cafes and restaurants as well as lush parks and lakefront trails.

But the big story here is the opportunity to live literally “on the GO” for tens of thousands of dollars less than living in the downtown core.

To create a fitting Presentation Centre for On The Go Mimico, Stanton Renaissance refurbished Mimico’s circa 1916 CN rail station, located in Coronation Park on Royal York Road. When the Presentation Centre is no longer needed, the company will return the rail station’s interior to its original design and give it back to the community as a historical rail museum.

The condominium features 242 suites from 537 sq. ft. to 2,700 sq. ft. including two levels of 11-foot high ceiling penthouses. Prices start in the mid $200’s.

www.onthegomimico.com

The Lloyd Avenue lot, pictures of the current huge site as it sits

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This huge site, has been vacant after the removal of the old Paint factory and what? 6 houses from the site.  Looking for information on the city’s site brings up no new information from the past 12 mths.

 

 

Developer continues lot cleanup on old paint plant site

6 Lloyd Avenue upcoming meeting Thursday May 12, 2011 7:00 pm at George Bell Arena

Manny a commenter brought this too the blogs attention.

circle defines lot area

You can call the Councillors Frances Nunziata office for info if needed.

http://www.toronto.ca/councillors/nunziata1.htm
Phone: 416-392-4091

Meeting is Confirmed for the following date.

Thursday May 12, 2011 7:00 pm at George Bell Arena