I own 47, 49, 51, and 55…

I own 47, 49, 51, and 55 McCormack Street. These lands were included in the Keele-St.Clair local area study and are part of Site and Specific Area Policy 437. As such, they are included in Amendment 591 to the official plan (pages 7 to 10) that was passed July 28th by the Planning and Housing Committee. A map of area 437 is on page 7 of the amendment.

These lands are currently designated as General Employment Areas and the request is to change to Mixed Use (page 4).

My properties are on the eastern end of McCormack St., thus making them closest to the new/proposed Weston-St Clair Go Station, and likewise, making them the most valuable in terms of development due to this proximity.

The following is a quote from the Our Plan Toronto - Major Transit Station Areas (MTSA) Interactive Engagement Tool:

“The Provinces Growth Plan defines a MTSA as the area generally within 500 to 800 metre radius of a transit station, representing about a 10 minute walk. Each MTSA will be subject to a density target across the area as a whole.”

The minimum density requirement for GO stations is 150 people and jobs per hectare.

Now, by any measure, my properties are well within the 500 to 800 meter radius. In fact, there will be a walkway to the south of any McCormack development leading directly to the proposed north GO entrance. For all intents and purposes, the new GO station will be “across the street”, about a 2 minute walk. This can also easily be seen on the city’s own map located on the MTSA Interactive Engagement Tool which depicts the required area/radius around the Weston-St.Clair station.

Here is my issue: my location and the Growth Plan’s own minimum density targets are NOT reflected in the current OPA. During the Keele-St.Clair consultation process, I sent in maps, I timed walks, I brought this up during video consultations, yet my properties, for reasons unknown, would not be recognized as being inside a Major Transit Station Area WHICH THEY CLEARLY ARE.

This is not fair and is counterproductive to the City’s own plans and targets.

As a result, the restrictions imposed involving height, angular planes, shadows, parks, greenspace, walkways, sidewalks, setbacks, uses, make these PRIME properties right beside new GO infrastructure not only unable to meet required MTSA density targets, they will in fact, make them barely worth developing.

Can someone look at this please because it adversely effects development, especially as it pertains to housing and the number of units buildable.

My goal is to comply with the City’s own requirements as laid out in the Growth Plan.