City council has agreed to freeze duplex to triplex conversions in the Queensway Terrace North area for the duration of a planned study to examine the limits of intensification in residential communities.

That decision came in January, following an earlier endorsement from the city's planning committee.

Council's decision also directs city staff to consult with residents on terms of reference for the study and to return with conclusions before the end of this year.

The idea for such a study arose last fall during a community meeting with Bay ward city Coun. Alex Cullen.  A constituent presented a list of more than a dozen properties in Queensway Terrace North and Britannia Heights which were illegal multiplex conversions.  The local community association also unsuccessfully opposed a pair of rezoning applications from the owners seeking to add units to properties at 931 Pinecrest Rd. and 847 Ivanhoe Ave.

City planning staff and council consistently approved many such applications in the last year, citing as justification the city's Official Plan.  This key guiding document for planning has intensification in existing communities as a fundamental principle since it is regarded as a more sustainable alternative to expanding suburbs.

Where community ire is perhaps highest, however, is in cases such as 931 Pinecrest, where the property has already been converted without proper approvals form the city.

While neighbours can and do complain to by-law officials, the property owners have the right to retroactively seek approval.  "The concern that the community has is, if they become legalized, does that open the door to a transformation of Queensway Terrace North," Coun. Cullen told The News last year.  "That's why we're having the study."  He added that it is entirely possible that the resulting study will impact the city as a whole.  "It will serve as a bellwether to the larger issues of intensification across the city," he said.  "Part of the issue that we have here is that, in drawing a line on urban sprawl as a means of addressing growth, the city is promoting intensification."

But there's a community concern about inappropriate or excessive intensification.  Council has yet to address that issue."

Henry Sweich, president of the Queensway Terrace North Community Association, said the community will participate in the study, but expressed little confidence that its conclusions will be of any benefit given the city's apparent bias to intensification.  "I'm not optimistic about the end result, because of the Official Plan and the fact that the city has really done nothing in the past to help this community when it comes to triplexes.  They've just approved them all."

Intensification issues continue to engage communities across the west end.

Several community associations rallied against a development proposal for 495 Richmond Rd. in Westboro.  Developer Canderel has made a successful rezoning application to allow the construction of a 20-storey highrise and condo units on the site; currently home to the city's Denis Coolican building.  More than 700 local residents signed a petition opposing the rezoning, many concerned that new vehicular traffic from the development will fill adjacent residential streets.

The Woodroffe North Community Association unsuccessfully opposed the area's sixth triplex conversion last year, while Britannia Village residents also lost their fight against a triplex conversion on Don St.