This application for a MZO…

This application for a MZO to facilitate the redevelopment of 1635 Lawrence Ave. W. at the southeast corner of Lawrence Ave. W. and Black Creek Dr., in the City of Toronto, should be DENIED for the following reasons:

1. The approval authority, the City of Toronto, has not had the opportunity to review a development application by the proponent. At a minimum, a zoning by-law amendment is required followed by site plan approval. The Planning Act requires public consultation and a decision of the municipal council for a zoning amendment application, after which Council's decision can be appealed to the OLT. A ZBLA application has been submitted to the City (per the local councillor) but it is incomplete. There is no logical or supportable reason for the proponent to not be required to complete it's municipal application and follow the ZBLA process set out in the Planning Act. Every other development proponent must "follow the rules" - comply with municipal Planning requirements and the Planning Act - and this proponent should not be exempted. The proposal itself does not constitute key or emergency infrastructure which might warrant an expedited process.

2. The subject lands are at a major intersection in Toronto and an important issue to be addressed through a complete ZBLA application is access and traffic impact. The proposed development would significantly alter the traffic impact of the existing commercial plaza. A Traffic Impact Study, part of a complete application, should be reviewed by the City's Transportation Engineers and be available to the public.

3. Similarly, there are other studies which would be required through a complete ZBLA application. These include Servicing, Sun/Shadow, Commercial/Community Impact, Parking and others, as determined by City staff. Such studies are reviewed by professional staff and would inform Council through a comprehensive Planning Staff Report. Many of the required studies would be of interest to the public and, importantly, inform the public's opinion concerning the proposed development. It is imperative that the City and by extension the public, have the ability to comprehensively review the proponent's development proposal through the City's review and decision process.

4. The instances where the Province should consider and approve a MZO are very rare. The Province has eligability criteria, which are quite broad, and which this proposal does not meet. To maintain and not undermine public confidence in Ontario's land use planning and approval process, this application should be DENIED.