Frequently Asked Questions and Answers
- What is the Beachfront Lakefront Neighbourhood Association Inc.?
- How will the property be developed?
- How many residential units and parking spaces will be included in the apartment building?
- What is the size of the condominium units?
- Can the developer go ahead without amendments to the city’s Official Plan and Zoning By-law?
- When will the City of Toronto decide on the proposed development?
- Why is the BLNA concerned about the proposed development?
- Does the proposal fit the Official Plan policies for redevelopment in the city’s neighbourhoods?
- Will this development set a precedent for similar apartment buildings along the lakefront in the Beach?
- What are some of the other issues that the BLNA is concerned about with this proposed development?
- Can’t the developer be required to plant new trees on the site?
- What effect will there be on the lake’s shoreline and erosion of the beachfront?
- What can I do to help?
- Can I get in touch with the BLNA directly?
Q1: What is the Beachfront Lakefront Neighbourhood Association Inc.?
A: The Beach Lakefront Neighbourhood Association Inc. (BLNA) is incorporated as a not-for-profit corporation in response to a proposed condominium development at the beachfront between Neville Park Blvd. and Munro Park Avenue.
Q2: How will the property be developed?
A: Four properties are involved in the developer’s proposal, which will result in a 4-storey luxury apartment building and a 3-storey single . These properties include 2 and 4 Neville Park Blvd. and 438 and 440 Lakefront Lane. Three existing single detached homes will be demolished and replaced by a 4-storey condominium building fronting onto the beach and a new 3-storey single detached house is proposed at 2 Neville Park Blvd in order to lessen the dramatic difference in mass between the apartment building and the existing homes on Neville Park.
Originally, the developer sought to build a 5-storey apartment and 4 storey townhouse; however, the developer revised its proposal when it became apparent that the City would not support the development.
Q3: How many residential units and parking spaces will be included in the apartment building?
A: The 4-storey apartment building consists of 10 units ranging from 3,886 sq. ft. to 5,898 sq. ft. The townhouse will be 4,860 sq. ft. Twenty-three parking spaces will be provided in an underground parking garage off Neville Park Boulevard. Twenty spaces are for residents and three parking spaces for visitors. In addition, 2 banks of elevators will be provided in the building. There will be pedestrian access to the building from both Munro Park Ave. in the west and Neville Park Blvd. in the east.
Q4: What is the size of the condominium units?
A: The apartment condominium units will be two and three bedrooms, each with a private terrace facing south to Lake Ontario. See Architectural Plans for detailed plans and drawings.
Q5: Can the developer go ahead without amendments to the city’s Official Plan and Zoning By-law?
A: No, the development requires an amendment to the City of Toronto Zoning By-law to permit an apartment building, and to allow for the added height and density, building setbacks, and building depth. An Official Plan amendment is also required to permit a 4-storey apartment in a neighbourhood where 4-storey apartments are not the prevailing building type.
Q6: What did the City of Toronto decide on the proposed development ?
A: The City refused to approve the development as it was out of character in a neighbourhood where 4-storey apartments are not the prevailing building type.
Q7: Why is the BLNA concerned about the proposed development?
A: The proposed apartment building is inconsistent with the present character and density of the single-family homes along this unique part of the Beach, nor it is in keeping with the homes in the adjacent neighbourhood. Also, it is not in keeping with the look and feel of the lakefront in this location.
Q8: Does the proposal fit the Official Plan policies for redevelopment in the city’s neighbourhoods?
A: No. The type of development proposed by the applicant is intended to occur along Queen Street or Kingston Road at the north end of the Beach and not in stable low-density residential neighbourhoods where 4-storey apartment buildings do not already exist.
Q9: Will this development set a precedent for similar apartment buildings along the lakefront in the Beach?
A: Yes. If the current proposal is allowed to proceed as planned, other large-scale projects could be more easily permitted in other waterfront areas of the Beach. It also opens up the rest of the neighbourhoods south and north of Queen Street to greater intensity projects, such as intensive street-townhousing.
Q10: What are some of the other issues that the BLNA is concerned about with this proposed development?
A: The BLNA believes that the proposed condominium buildings would permanently change the peaceful, low-density character of the immediate neighbourhood as well as the lakefront area in the entire Beach; block sight-lines and views of the lake for residents and for the many people who use the beach for various recreational uses; destroy at least five older growth trees to make way for the development; and jeopardize the existing trees on the development site due to its underground parking structure.
Q11: Can’t the developer be required to plant new trees on the site?
A: Yes, but not 100 or so year-old trees with their marvelous canopies and many ecological benefits. It's questionable whether newly planted trees will be able to thrive in the shadow of the proposed condominium. If the new trees can survive, it will take a lifetime and more for them to replace the mature healthy trees the developer wants to remove.
Q12: What effect will there be on the lake’s shoreline and erosion of the beachfront?
A: There is a concern that the existing drainage systems and the rules regarding erosion, setbacks will not be respected; trees as well as wildlife habitats will be destroyed by the development.
Q13: What can I do to help?
A: See our Get Involved page; send an email supporting the BLNA position and attend the hearing to let the Ontario Municipal Board know that the community is opposed to this development. You can also attend the BLNA’s community meeting ; call Councillor Sandra Bussin’s office at 416-392-1376; become a BLNA volunteer; join the BLNA mailing list; tell your friends and neighbours about what’s happening NOW!
Q14: Can I get in touch with the BLNA directly?
A: You may contact the following executive members of the BLNA: