NRU offices are closed for holidays next week, August 6-10.

The next issue will be published Friday, August 17.

FRIDAY, AUGUST 3, 2018

Vol. 22 No. 31

TACKLING TORONTO HOUSING BOLD IDEAS NEEDED

Rachael Williams

uilding affordable market live in the city,” said Ryerson city’s former chief planner And I think at the very housing in the City of City Building Institute . least she can create some B Toronto will be one of the executive director Cherise Outspoken on the pressure for to most pressing issues for the Burda. “I think this is a call affordable housing file, CONTINUED PAGE 6 new council to tackle after the to decision-makers and those Keesmaat announced her There are 1,471 proposed resi- October 22 municipal election. running for mayor that we candidacy on July 27, just dential developments scattered But the way to provide a need really bold new ideas.” minutes before nominations across the in the City of Toronto, greater diversity of housing There are 24 candidates closed. many of which are for projects that contain at least 2,000 units. and ensure residents of running for mayor of “I think that Jennifer is These projects account for a total varying income levels have an Toronto, including current somebody who can stand up of 376,460 residential units. opportunity to live and work mayor John Tory and the and champion bold ideas. SOURCE: CITY OF TORONTO in Toronto has been one of the most polarizing debates in the city. The battle cry from developers is that municipal and provincial governments need to cut red tape to allow residential units to come to market faster, while other housing advocates say the problem lies in the financing model, which prioritizes investors as opposed to the end user. “We haven’t really seen this in the past, but affordable housing has now become about housing affordability for everybody and we now have a crisis where regular middle- income people can’t afford to UofT INNOVATION CENTRE UPCOMING

AUGUST 13 TCHC Design Review Panel, 3:00 p.m., 180 Sackville Street SPACE FOR START-UPS 20 Council (Special meeting) 9:30 a.m., council chamber

SEPTEMBER 13 Design Review Panel, time TBC, Rob Jowett committee room 3

14 Close of nominations (new he Street, across the road from connecting the two. deadline for Toronto councillor has unveiled its plans the MaRS Discovery District, “[The complex] is to candidates) T for the 14-storey, 23,000 which has reached capacity. address significant space 26 Waterfront Toronto Design Review Panel, 8:30 a.m., 20 Bay square metre building that will Designed by Weiss/Manfredi demands we have here at the Street, Suite 1310 be the first phase of its new and Teeple Architects the University of Toronto for OCTOBER innovation centre, a purpose complex will comprise a two start-up space for… student/ 4 Design Review Panel, time TBC, built space for student and tower, 75,000 sq. m. building. faculty-initiated companies,” committee room 2 faculty start-ups. The first phase is the 14-storey says university operations 12 TCHC Design Review Panel, 3:00 p.m., 180 Sackville Street The Partnerships western tower, which is vice-president Scott Mabury. in Innovation and anticipated to be built by 2021. “The university of Toronto 22 Municipal elections Entrepreneurship Complex The second phase includes the inventions are owned by 24 Waterfront Toronto Design Review Panel, 8:30 a.m., 20 Bay will be located at 112 College eastern tower with a building whoever invents and makes Street, Suite 1310 the discoveries, so often NOVEMBER students and faculty share 1 Design Review Panel, time TBC, that, and so often companies committee room 2 are started by faculty and 21 Waterfront Toronto Design Review Panel, 8:30 a.m., 20 Bay students. So we need space for Street, Suite 1310 t h o s e .” 22 Design Review Panel, time TBC, The complex is being committee room 2 purpose-built and will DECEMBER incorporate design elements 4 Council inaugural meeting to support innovation, he says. (2018-2022 term) He adds that while most of 6 Community Councils (urgent business only), 9:30 a.m., the focus has been on creating various locations

7 Executive Committee, time and CONTINUED PAGE 7 location TBC

12 Waterfront Toronto Design Review Panel, 8:30 a.m., 20 , Suite 1310 Renderings of the University of Toronto’s Innovation Centre at 112 . Designers envision an open, collaborative space for new student and faculty start-ups.

SOURCE: UNIVERSITY OF TORONTO ARCHITECT: WEISS/MANFREDI AND TEEPLE ARCHITECTS

NRU PUBLISHING STAFF NRU PUBLISHING INC

Ian A.R. Graham, Publisher Rob Jowett Jeff Payette SALES/SUBSCRIPTIONS Novæ Res Urbis Toronto Editorial Office Billings Department [email protected] Reporter Design/Layout [email protected] is published 50 times a 26 Soho Street, Suite 330 NRU Publishing Inc. [email protected] [email protected] year and is not to be Toronto, ON M5T 1Z7 PO Box 19595 Manulife PO, Lynn Morrow, Editor Annual subscription rate is redistributed without the Tel: 416.260.1304 Toronto, ON M4W 3T9 [email protected] Peter Pantalone Irena Kohn $389 +HST (ON). written consent of the Fax: 416.979.2707 Planning Researcher Sales and Circulation publisher. ISSN 1918-7548 Rachael Williams Complimentary trial [email protected] [email protected] Reporter subscriptions are available. [email protected] Advertising rates available upon request. FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 2 PARKLAND ACQUISITION QUESTIONING INVESTMENT

Rachael Williams

n dire need of more depending on the geographical to a 2017 staff report, city-wide throughout the city. parkland to accommodate size of the property. average residential densities Zonena said staff will I an influx of residents in The alternative rate is have increased by 205 per cent be reporting on an updated the core, the City of Toronto over 10 years old and has not since 2005, which is placing alternative parkland rate in is set to increase its alternative kept pace with development increased pressure on the need 2019. parkland dedication rates. intensity in the city. According to provide more greenspace BILD president and CEO Toronto senior planner David Wilkes told NRU the Annely Zonena said the city development community is is eager to acquire parkland supportive of the need to build through the private sector to more parks in Toronto, but is support growth and meet the skeptical of where the money is expectations set by the province being invested. with respect to conformity with According to an April the Growth Plan. 2017 staff report, the city “Downtown residents have collected $482,930,013 cash- among the lowest rates of in-lieu of parkland payments parkland per person in the city,” from 225,208 residential units said Toronto senior planner and industrial development. Annely Zonena. “In the However, the city held over downtown, there are 5.5 square metres of parkland per person, CONTINUED PAGE 5 which is 80 per cent lower than the city-wide average of 28 The City of Toronto has parkland square metres.” acquisition priority areas that require land dedications or cash- Toronto’s parkland in-lieu payments based on an al- dedication policies are set out ternative parkland dedication rate. in the city’s official plan. The This rate requires 0.4 hectares of parkland dedication per 300 units, standard parkland requirement capped at 10 per cent of the area is 5 per cent of the site for for sites less than one hectare. residential development and SOURCE: CITY OF TORONTO 2 per cent of the site for non- residential development. As part of the city’s Downtown Secondary Plan, the city aims to However, if a development improve and enhance its parkland is located in one of the city’s and open space around the Down- parkland priority areas, an town through the use of parkland alternate rate applies. This rate dedications. This includes a num- ber of initiatives, which aim to is 0.4 ha per 300 units, capped re-image the city’s valleys, bluffs at anywhere from 10 to 20 per and islands as an interconnected cent of the site or land value 900-hectare landscape system. SOURCE: CITY OF TORONTO

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 3 SAFER CYCLING NETWORK GROWING SUPPORT

Rob Jowett

afer cycling is only going cycling advocacy organization predictability and that kind of Liz Sutherland, say is behind to happen if the city steps Cycle Toronto and the David rationality… to the road.” schedule. S up implementation of its Suzuki Foundation. In addition to a reduction “We would like [the cycling 10-year cycling plan, and gets David Suzuki Foundation in traffic speed, there are many infrastructure in the 10-year serious about reducing speed transportation analyst Gideon elements needed for a safer plan] built by 2022, so that limits, building segregated bike Forman told NRU that the most cycling network. Overall, would be four years ahead of lanes, and connecting all of the important finding from the poll Forman says, it needs to be an schedule,” says Sutherland. “And existing bike lanes in the city, is that 75 per cent of drivers now integrated, protected system of we’d like to see it connecting all say advocates. support a safer cycling network. lanes. the wards in Toronto.” A poll by Ekos Research “I think that they see as Toronto council adopted Cycle Toronto has launched Associates released July 27 drivers the value in making the a 10-year cycling plan in June an election camp called found that 86 per cent of road more rational and more 2016 with the goal of building #BuildTheGrid to encourage Torontonians support a safer predictable,” he says. “With a 525 centreline kilometres of Torontonians to ask their local cycling network. Support was bike lane you know where you’re cycling infrastructure by 2025. candidates to add support for greatest downtown, where supposed to be if you’re a driver, So far, 34.3 km have been added, safe cycling to their election nearly nine in 10 respondents and you know where you’re which many experts, including platforms. support protected bike lanes. supposed to be if you’re a cyclist. Cycle Toronto advocacy & CONTINUED PAGE 5 The poll was commissioned by And I think drivers like that government relations director

Clockwise from bottom left: Map of the City of Toronto’s cycling routes: 587 km are on on-street lanes and 330 km are multi-use trails. SOURCE: CITY OF TORONTO Heat map of showing location of the 329 cycling deaths and serious injuries in Toronto 2010-2016. SOURCE: CITY OF TORONTO Examples of different types of bike lanes based on street typology. SOURCE: CITY OF TORONTO

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 4 need to see safe infrastructure world have been able to build GROWING on,” she says. “It is a solid plan. complete cycling networks The trouble is a lot of the main within a few years. streets that were in there, the “Progressive, successful SUPPORT major corridor studies, were cities all around the world have taken out as the bike plan was networks of bike lanes,” he says. CONTINUED FROM PAGE 4 approved. So there’s work to “They have places for bikes “Eighty-nine per cent of injuries. However, Sutherland be done to implement the plan and they have places for cars, Torontonians said that they says the 10-year cycling plan [and] to make sure those main they have lower speed limits. were concerned about road needs more bike lanes added streets get put back in as well.” So these things aren’t out of the safety, so we expect that to be at on major streets if it is going to Forman says that the major ordinary, they aren’t unusual. the forefront of their minds as create an integrated network. arterial roads that need to be Great cities around the world they’re going to the polls,” says She adds that the city should added into the cycling network have them.” Sutherland. reduce the default speed limit are Yonge Street between Building new cycling from 50 kph. Finch and Sheppard, along the infrastructure is an important “The bike plan as approved Danforth to , and element of Vision Zero, the would not get us [to Vision routes connecting Bloor Street city’s plan to eliminate all Zero] because it does lack many to the waterfront. He adds traffic-related fatalities and of the main streets that we that other cities around the

Downtown Plan and Yonge- could have a hearing before a QUESTIONING Eglinton Secondary Plan] and tribunal to explain why they the city uses the same process believe the rate is appropriate or for the [parkland dedication inappropriate,” said Devine. INVESTMENT rates] then similarly there will But if the city argues the be no right of appeal and that rate hike is a growth conformity CONTINUED FROM PAGE 3 has a very significant impact,” exercise, there will be no right $380-million of those funds and appeal to the Local Planning said Devine. of appeal. as a result, lost the opportunity Appeal Tribunal when it comes “In the past...people could to acquire land early in a to the parkland rate that is challenge the parkland rate and competitive marketplace with a applied to developments in scarcity of available land. parkland priority areas, which “There have been levies include the vast majority of the supplied on parkland but the city. GOT A NEW JOB? A PROMOTION? investment in parks is just not “This is a very hot WON AN AWARD? following,” said Wilkes. “We are topic in terms of municipal having ongoing conversations regulation to determine WE WANT TO FEATURE YOU with the city to ensure the what municipalities can and IN OUR PEOPLE SECTION.

funds that are raised through cannot do if there’s no ability Send an email to [email protected] these levies are properly to challenge at the tribunal,” invested in parks.” said Devine Park LLP partner Further, there is concern in Patrick Devine. the development community “If section 26 is successful that there will be no right of [for provincial approval of the

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 5 discussion about [housing But cutting the red BOLD IDEAS affordability], but it will be tape and streamlining much of the same rhetoric.” approvals across the city NEEDED A 2017 report by RESCON will only lead to more of and the same—building tall and

CONTINUED FROM PAGE 1 on modernizing building building sprawl, according approvals in found to Burda. She recommends be bolder because we need bring about any substantive that site plan approvals, which a targeted approach that someone bolder at city hall change to housing should take one month, are would update zoning by-laws with [Ontario Premier] Doug affordability in Toronto. taking more than two years and streamline approvals in Ford looming and we need RESCON president for residential buildings. specific locations that can somebody who can stand up Richard Lyall told NRU the BILD president and CEO accommodate missing-middle for a strong Toronto,” said impediments to building David Wilkes added it can housing, including row Burda. affordable housing in Toronto take up to 10 years for a houses, townhouses and six to Housing Matters founder are the result of systemic low or high-rise residential eight storey mid-rises. Chris Spoke told NRU barriers including zoning development to move through “It needs to be for the end the boldest change at the by-laws, site plan approvals, the system, from time of user, it needs to be missing- municipal level that would lack of infrastructure and the land purchase to time of middle, it needs to be family- drastically alter the housing “tyranny of NIMBYism.” completion. He told NRU friendly,” she said. landscape would be to open “The problem is that a government charges and fees the yellowbelt. Coined by lot of politicians don’t want represent 21.7 per cent of Over the last five years, 568 residential urban planner Gil Meslin, the to talk about it because they the cost to build housing in development projects have been built yellowbelt describes a large [would] have to [blame] Toronto and the GTA and this in the City of Toronto, bringing 86,441 residential units to market. The major- swath of land designated as themselves, and fixing messed is also eroding the supply of ity of this growth has occurred in the neighbourhoods in Toronto’s up systems is hard work,” he housing and ultimately, the downtown. official plan. said. “There might be some affordability. SOURCE: CITY OF TORONTO The primary designation within the yellowbelt calls for detached single-family housing. In the city’s zoning by-law higher-density development is prevented in these areas through a 10-metre maximum height allowance. Spoke said updating the by-law to a broader residential zone would allow for gentle density in these stable, residential neighbourhoods. “I think a proposal along those fronts from either John Tory or Jen Keesmaat would swing a lot of supporters in their direction,” said Spoke. Others are less convinced the municipal election will

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 6 Building that connection within the building.” SPACE FOR to the rest of the city was the With the overall structure starting point for the centre’s of the building finalized, START-UPS design, says Weiss/Manfredi the next step in the design partner Marion Weiss. process is to define the

CONTINUED FROM PAGE 2 “What you see is a slender specifics of the interior. tower that tapers upward to “I think we have a very space for science-based start- different constituencies— bring light into the building clear foundation for where ups, especially those related scientists, data programmers, and keep light on the street we’re going, but it’s certainly to bio-medical technology academicians—might all rub and landscape, but carves going to evolve over time as and artificial intelligence, shoulders and in that mix these places for collaboration the fit-out for other tenants the complex will be open to create a mini-city that would at different levels,” she says. have yet to identified,” she anyone who needs the space. be far richer than a set of “It wanders from the city says. “We’re quite mindful individual buildings.” street… and threads its of the non-science [part] Mabury says the design way through all the labs of the world, particularly will encourage interactions and offices that will be part in the humanities where among the centre’s tenants as University of Toronto and there’s overlap and interest well as with the city around part entrepreneurs. And that in looking to the future,” he them. mix… is creating a vertical says. “It’s the university turning campus and vertical city Enabling that breadth of its front to the city, opening scope is what will make the its arms and saying ‘You centre successful, says Weiss/ are welcome. Please come Manfredi partner Michael in’. This is a place where Weiss. the university connects, “We’ve really been engages, and wants to be in Urbanation interested in this whole issue the stream of activity that of, ‘what is innovation?’” he involves the host city,” he says. “And so much of it is a says. “And I think that’s what knows the cliché that we want to try to an innovation building needs cut through the jargon and to do… to be connected with Market think about creating a space, the broader economy, the or a series of spaces, where broader society.” Urbanation has the most comprehensive and accurate database of condo and rental Macaulay Shiomi Howson Ltd is very pleased to projects, with a rapidly growing consultancy announce that Nick Pileggi has joined the firm as an that produces site-specific studies Associate Principal. across . Nick, who has 19 years of senior level planning experience with both municipalities and consulting firms, brings a wide breadth of expertise in development projects, policy planning, growth management, urban design, heritage planning, sustainable development, project management and expert opinion evidence. Shaun Hildebrand Nick is working in the Aurora 416-922-2200 x 243 office and can be reached at: [email protected]

[email protected] www.urbanation.ca (905) 503-3440

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 7 2018 TORONTO ELECTION 48 WARD COUNCILLOR CANDIDATES

The following candidates were registered to stand for election Ward 17 Nicki Ward Ward 35 October 22 in one of the city’s 47 wards as of the then nomination Kevin Wiener Norval Bryant Taras Kulish Rob Wolvin Allan Chan deadline of Friday, July 27, at 2 p.m. Mercy Okalowe David Del Grande Nick Pavlov Ward 26 Diane Dyson On July 27, the Province of Ontario announced its intention to pass Alex Perez Artur Langu Brenda MacDonald Frank Marra legislation that would reduce the number of Toronto council seats Evan Tummillo José Vera Bob Murphy Devon Monkhouse to 25. The proposed 25-ward structure is intended to align with Jordan Stone Paul Murton federal and provincial riding boundaries. NRU will update the list of Ward 18 Russell Rahman Kalsang Dolma Ward 27 candidates as information becomes available. Elek Reitsma David Ginsberg Kyle Ashley Gregory Rodriguez Veronica Stephen Md Iftakhar Syed Ward 1 Louise Russo Ward 19 Ward 28 Katherine Spain Hassan Ardeshir Ward 36 Peter D’Gama George Sawision Bogdan Damjanovic Lanrick Bennett Naiima Farah Ward 10 Edris Zalmai Danny De Santis Chris Budo Christopher Noor Cherie Cohen David Epstein Dixon Chan Shirish Patel Marco Covi Ward 20 Norman Gardner Gurinder Patri Shafiq Manji Al Carbone Gerald Mak Sam Mathi Ward 37 Ward 2 Edward Zaretsky April Engelberg Markus O’Brien Fehr Andrew Balodis Michael Ford Mike Lapointe Chung Jin Park Brent Bittner Michelle Garcia Ward 11 Dean Maher Winston Park Carol Royer Keaton Austin Ausma Malik Saman Tabasinejad Paul Bura Joey Carapinha Karlene Nation Jon Game Ward 3 Harpreet Gulri Nikola Streker Ward 29 Kevin Vuong Lily Cheng Joshua Makuch Erica Kelly Cedric Ogilvie Sabrina Zuniga Sonny Cho Valerie Maltais Chiara Padovani Andrew Herbst Darlene Mitrovica Ward 4 Luis Portillo Ward 21 Kim Albert Adam Smith Bill Boersma Anita Agrawal Sam Moini Kathryn Sussman John Campbell Ward 12 Jon Callegher David Mousavi Angelo Carnevale Deeqa Barre Tim Gordanier Hamid Shakeri Ward 38 George Gikas Patrizia Bottoni Jonathan Heath Gerard Arbour Jennifer Hollett Ward 30 Mohsin Bhuiyan Ward 5 Fred Fosu Suzanne Kavanagh Steven Chen Gary Crawford Paul Buchanan Lekan Olawoye Gladys Larbie Dan Fox Curtis Smith Svitlana Burlakova William Meneray Ian Hanecak Mary Campbell Ward 13 Randall Pancer Erin O’Connor Ward 39 Pamela Gough Rocco Achampong Catherina Perez Sharif Ahmed Patrizia Nigro Renatta Austin Matthew Plourde Ward 31 Hisham Chisti Neil Palmer Oleksandr Bomshteyn Paulina Corpuz Michael Shaw Andrew Carson Ward 22 Kasra Gharibi Stella Kargiannakis Michelle Holland-Berardinetti Mike Colle Ahdam Dour John Letonja Ward 6 Gianfranco Cristiano Richard Forget Ken Lister Iain Davis Christina Liu Robert McDermott Crystal Mitchell Rick Myers Sonny Mir Melissa Graham Kyle Spaans John Nguyen Ward 32 Suman Roy Marta Tassi Kristyn Wong-Tam Nur Saifullah Michael Loomans Enzo Torrone Aria Alavi Amber Morley Robyn Vilde Ward 23 David Caplan Mary Hynes Ward 40 Peggy Moulder Khuram Aftab Paul Beatty Ward 14 Walied Khogali Ali Ismail Khan Ward 7 Stephen Ksiazek Fawzi Bidawi Jennifer Arp Randy Bucao Nick Di Nizio Pushpalatha Mathanalingam Tiffany Ford Denzil Minnan-Wong Michael Thompson Robb Cooke Megann Willson Alex Wilson Keegan Henry-Mathieu Darren Dunlop Michael Woulfe Lauralyn Johnston Ward 24 Beth Levy Michael Barcelos Ward 33 Ward 41 Ward 8 Dyanoosh Youssefi Michael Borelli Vivek Bhatt Kristy-Ann Charles Marc Cormier Sheraz Khan Zia Choudhary Amanda Coombs Ward 15 Tanweer Khan Adeleke Keshinro Kevin Carter Pedro Marques Dimitre Popov Robert Kniat Winston La Rose Ian Lipton Andrew Massey Hamish Wilson Ida Li Preti Ward 25 Note: Bold indicates Suzanne Narain John Jeffery Ward 34 Ward 16 Dan King Marisol D’Andrea incumbents Deanna Sgro Ryan Lester SOURCE: CITY OF TORONTO WEBSITE Nahum Mann Kyle McNally Ryan Lindsay Ward 9 Chris Moise Alexander Pena Troy Young Jules Monteyne Moby Hargoe CONTINUED PAGE 9

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 8 48 WARD TORONTO COUNCILLOR MAYORALTY CANDIDATES CANDIDATES

CONTINUED FROM PAGE 8

Reddy Muttukuru Dameon Halstead Ward 47 Dobrosav Basaric Thomas O’Neill Zamir ul Hassan Nadeem Anthony Internicola Corneliu Chisu Chris Brosky Joseph Osuji Arfan Naveed Paul Cookson Drew Buckingham Joseph Pampena Raphael Rosch Mahboob Mian Daniel Cubellis Brian Buffey Josh Rachlis Neethan Saba Reza Khoshdel Logan Choy D!ONNE Renée Ward 42 Felicia Samuel Dave Madder Daryl Christoff Jim Ruel Andrew Fong Sandeep Srivastava Jennifer McKelvie Kevin Clarke James Sears Peter Tijiri Riley Christopher Sarah Climenhaga Knia Singh Michael Korzeniewski Joseph Thomas Mike Gallay John Tory Vincent Lee Ward 45 Emery Warner Saron Gebresellassi Jakob Vardy Jason Woychesko Anita Anandarajan Note: Bold indicates Faith Goldy Ion Gelu Vintila Amanda Cain Brian Graff Jack Weenen Ward 43 Cheryl Lewis-Thurab incumbents Tofazzel Haque Zhong Yi Chien Note: Bold indicates Shanker Saminathan Monowar Hossain Jude Coutinho SOURCE: CITY OF TORONTO WEBSITE Christopher Humphrey incumbents Itohan Evbagharu Chai Kalevar SOURCE: CITY OF TORONTO WEBSITE Ward 46 Andrzej Kardys Jennifer Keesmaat City of Toronto’s 47 wards as Morlan Washington Noah Morris Steven Lam of the former July 27 Priyanth Nallaratnam Kris Langenfeld Ward 44 nomination deadline for Ashwani Bhardwaj Baldev Patel Jim McMillan councillor candidates. Maggie Chi Keiosha Ross Gautam Nath Anam Sattar James Chow Michael Nicula SOURCE: CITY OF TORONTO

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 9 TLAB NEWS

DAVENPORT TOWNHOUSES easement, will block light He explained that the new home will occupy the APPROVED and views to his north-facing townhouses will be live-work same footprint as the existing apartments, and will create a units, with ground-floor office building. Notwithstanding In a June 26 decision, fire hazard for his tenants. At space and living space above, the support of city planning TLAB member Sabnavis the outset of the hearing he including outdoor terraces staff (if certain conditions are Gopikrishna dismissed an advised the TLAB that he had that will be amply screened to applied), the COA refused the appeal by Edward Roseman been unable to retain a lawyer prevent overlook on adjacent application. against the City of Toronto and planner, and requested an properties. Prior to the hearing Ehsani- committee of adjustment’s adjournment—a request which Based on Capper’s Armaki provided new plans to approval of a minor variance Gopikrishna denied. uncontroverted planning the TLAB reflecting a number application by 1921313 The TLAB was provided evidence, the TLAB dismissed of design changes including Ontario. 1921313 proposes with evidence that there is no the appeal and confirmed the relocation of the driveway to to build three four-storey encroachment on the easement, COA approval, authorizing the east side of the property, townhouses at 361 Davenport and that the proposal will in the variances subject to narrowing of the driveway Road. fact maintain ample separation conditions requiring privacy to three metres, reduction of The property was created distances between the buildings screening and construction in the integral garage from two in 2011 by a severance of on each property. substantial accordance with to one car, and a reduction in 359 Davenport Road, which Planner David Capper plans and elevations prepared the length of the home by 0.46 contains a four-storey (Glen Schnarr & Associates) by CANOO Architecture. metres, with a GFA reduction 2 apartment building owned by testified on behalf of 1921313, Solicitors Mary Flynn- from ? to 248.44 m . Roseman. An access easement in opposition to the appeal. Guglietti, Kailey Sutton and Planner Andrew Ferancik in favour of Roseman’s property He testified that the proposed Jessica Farber (McMillan) (WND Associates) testified is located along the common development will fill an represented 1921313 Ontario on behalf of Ehsani-Armaki, property line. unsightly gap in the streetscape Inc. in support of the appeal. He The impetus behind with new development that testified that the proposal meets Roseman’s appeal was his belief is very much consistent with ALLENBY VARIANCES APPROVED the zoning standards for height, that the proposed development other buildings along the setbacks and building length, encroaches on the access Davenport corridor. In a July 26 decision, is within the range of other TLAB member Sabnavis variance approvals granted Gopikrishna allowed an appeal in the vicinity, and will not by Narges Ehsani-Armaki destabilize the neighbourhood. against the City of Toronto A contingent of neighbours committee of adjustment’s attended the hearing to oppose refusal of her minor variance the proposed development. application for 476 Briar Hill The TLAB’s decision describes, Avenue. in great detail, the testimony Ehsani-Armaki proposes to of the nearby residents, who demolish an existing house and generally said that the new build a replacement residence home will dominate the with an integral garage. The streetscape and set a new, undesirable benchmark for 1921313 Ontario’s proposed development at 361 Davenport Road, Toronto CONTINUED PAGE 11

ARCHITECT: CANOO ARCHITECTURE

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 10 position at the hearing. Seegobin explained that he LPAT NEWS Planner Martin Rendl had observed another daycare (Martin Rendl Associates) site in to get a better

CONTINUED FROM PAGE 10 and transportation engineer understanding of vehicular Richard Pernicky (Nextrans flow at peak times. Based on his Consulting Engineers) observations, he estimated that residential redevelopment. Road. Canejo seeks variances to testified on behalf of Canejo, Canejo’s daycare facility would While acknowledging the operate a daycare in a building in support of the appeal. Rendl require 16 parking spaces to concerns of the objectors as formerly used as an electronics testified that the proposed function properly, whereas sincere and indicative of a repair shop. daycare facility complies nine are proposed. He also common desire to protect their Canejo initially proposed a with the Provincial Policy made suggestions concerning community from the ill-effects 90-child daycare with 19 staff Statement—concerning modifications to the site of development, the TLAB members. Following city staff healthy, liveable and safe plan to improve the parking “eschewed sentimentality” comments, she scaled back her communities—and that the arrangements by providing and found that the proposal proposal to a 54-child daycare variances individually and signage distinguishing staff and satisfies the four Planning with nine staff. An existing cumulatively satisfy the four parent parking. Act tests based on Ferancik’s double garage at the rear of the Planning Act tests. The TLAB preferred Rendl uncontested evidence. The property is to be demolished, Pernicky testified that the and Pernicky’s evidence TLAB allowed the appeal and nine parking spaces are proposed parking provision is in support of the proposal and authorized the variances, to be provided. The requested functional and appropriate, and and allowed the appeal, subject to conditions. variances are to recognize the that the net increase of traffic authorizing the variances Solicitor Kelly Oksenberg existing condition of the site— on the local road network will subject to conditions, including (Overland) represented Narges no variances are required for be very limited. a revision to the site plan to Ehsani-Armaki. parking, and the daycare use is The city objected to the reflect parking signage, and permitted under the prevailing proposal on the basis of the provision of one accessible DAYCARE VARIANCES zoning. potential transportation parking space. APPROVED City planning and impacts. Planner Anil Solicitors involved in this transportation staff had no Seegobin (Trans-Plan), decision were Ron Kanter and In a July 26 decision, TLAB objections to the revised retained by the city to give Daniel Litsos (Madonald, member Ted Yao allowed variances. Nonetheless, the evidence in opposition to Sager, Manis) representing an appeal by Nicole Canejo COA refused the application, the proposal, testified that Nicole Canejo and city solicitor against the City of Toronto and council then passed a daycare traffic could give rise to Daniel Elmadany representing committee of adjustment’s resolution to oppose the negative spillover effects on the the City of Toronto. refusal of her minor variance appeal and to retain an local street network. application for 74 Royal York external witness to support its

PEOPLE

Former York-Simcoe MP in the municipal & land represent landowners, development approvals advice to clients in the The Hon. Peter Van use planning group at developers and mu- and general municipal energy and infrastructure Loan is resuming his Aird & Berlis, effective nicipalities with respect law. He will also provide sectors. law practice as a partner August 1. Van Loan will to land use planning, strategic and policy

FRIDAY, AUGUST 3, 2018 NOVÆ RES URBIS TORONTO 11