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FUNDRAISING: 340 ST. CLEMENTS AVE

FUNDRAISING CAMPAIGN RE 340 ST.CLEMENTS

LPRO is seeking to raise approximately $20,000 to cover the anticipated costs of retaining a lawyer and, if necessary, additional expert witnesses, such as transportation consultants, to represent the neighbourhood at the appeal by the developer at the Toronto Local Appeals Board (TLAB). Details, including how to donate, can be found in this letter:

340 St. Clements Fundraising Letter

LPRO will organize the recording and tracking of all donations. Donations are not tax-deductible because although LPRO is a non-profit organization, it is not a registered charity. As with previous similar campaigns, any unspent funds may be returned to donors on a pro-rated basis, or donors can opt to leave the funds with LPRO to be used towards expenses of future development hearings.

BACKGROUND

In August 2020, a development proposal for six townhouses was approved for 340 St. Clements Avenue, located at the northeast corner of St. Clements Avenue and Avenue Road. The existing single-family home and all trees on the site were subsequently removed; however, no construction took place.

In June 2026, the new owners (the “Applicant”) applied to the Committee of Adjustment (the “CoA”) for variances from City-wide Zoning By-law 569-2013. The Applicant proposed constructing a six-storey apartment building containing 54 dwelling units (the “Application”). The proposed building would be approximately 24 metres high.

The Applicant requested 11 variances involving:

  • Maximum permitted building length.
  • Minimum front, rear and side-yard setbacks.
  • Minimum landscaping area.
  • Minimum drive-aisle width.
  • Parking-space dimensions.
  • Visitor-parking requirements.
  • Loading-space requirements.
  • Minimum bicycle-parking access-aisle width.

Residents of St. Clements Avenue, Briar Hill Avenue and Avenue Road raised concerns with Lytton Park Residents’ Organization (LPRO), as well as with Mike Colle, Deputy Mayor and City Councillor for Ward 8, Eglinton–Lawrence.

Their concerns included:

  • No resident parking for the proposed 54-unit building.
  • Only two visitor-parking spaces.
  • No loading zone or loading dock, which residents believe would increase congestion caused by deliveries, waste collection and passenger pick-up and drop-off.
  • Limited setbacks, particularly along St. Clements Avenue and Avenue Road. Residents expressed concerns about pedestrian safety, especially during the winter when snowbanks reduce available sidewalk and roadway space and children are travelling to and from school.
  • The proposed building height of 23.94 metres, which residents believed would cast shadows over the entire properties of four adjacent residences on the north side of St. Clements Avenue.

In a report dated July 6, 2026, City Planning Staff recommended that the CoA defer the Application. Staff requested additional discussions with the Applicant to improve the proposed built form and asked that the hearing be deferred until the next scheduled hearing. Councillor Mike Colle also requested a deferral to review the impacts on the local community. His letter to the Committee of Adjustment can be found here: Councillor Colle ltr re: 340 St. Clements June 2026

At the CoA public hearing on July 9, 2026, the Applicant chose to proceed despite the requested deferral.

More than 100 letters opposing the development were submitted to the CoA, compared with approximately 12 letters in support. More than 500 people also signed a Change.org petition opposing the proposal. At the hearing, the Applicant’s representative stated that more than 200 people had signed a petition in support.

Many residents, LPRO, the Federation of North Toronto Residents’ Associations (FoNTRA) and the Allenby Parents’ Association spoke against the Application, both in person and virtually. The portion of the hearing dealing with this Application lasted more than two hours.

The North York District Panel of the CoA unanimously refused the Application by a vote of 4–0. The Panel’s principal concerns included:

  • The proposed building’s massing.
  • Congestion resulting from insufficient parking and limited space for visitors’ vehicles.
  • The requested setback variances.
  • Pedestrian safety, particularly for students, seniors and other pedestrians.

The Applicant had until July 29, 2026, to appeal the CoA’s decision. The Applicant filed a Notice of Appeal with the Toronto Local Appeal Body (the “TLAB”) on July 29, 2026.

Residents proactively asked Mike Colle to arrange legal representation for the TLAB proceeding, with the understanding that the lawyer would represent the City’s interests rather than the residents directly.

City Council subsequently approved a motion authorizing and directing the City Solicitor to attend the TLAB proceeding, together with appropriate City staff and any external consultants retained as necessary, to oppose the Appeal. The motion also authorizes the City Solicitor to resolve the matter on behalf of the City at the City Solicitor’s discretion.

City Legal has assigned a lawyer to the matter. City Legal will ask City Planning to provide expert planning advice. It is not yet clear whether City Planning will agree to do so. If City Planning is unable to provide a planner, City Legal will retain an external planning expert.

LPRO contacted an experienced community planner who agreed to undertake the review.

Although the City will have its own lawyer and planner, residents require separate legal and planning representation to present their interests effectively at the TLAB hearing. LPRO now has an experienced community planner to review the Application documents and advise residents.