EDITION

FRIDAY, MAY 3, 2013 Vol. 17 • No. 18

The future of the glass tower Motion to extend rent controls ANYTHING BUT RENTAL MARKET TRANSPARENT QUANDARY By Jake Tobin Garrett By John Michael McGrath

While Vancouver may be “the city of glass,” Toronto could Toronto has added tens of thousands of new units of soon be able steal away that title with its growing number condominium housing in the last decade, driven in part by of residential glass towers, whether at the water’s edge or in investors who then rent out those units. Th e catch for those North York. As Toronto’s skyline becomes ever more refl ective, tenants is that unlike residents of Toronto’s older apartment architects and developers are responding to the challenges buildings, they aren’t protected by Ontario laws from sudden, and opportunities this building form presents. large rent increases. “Th ere is simply no future without the glass tower,” Cityzen Two Toronto councillors are requesting council to ask the Development Group president Sam Crignano said at a province to extend rent controls to buildings constructed recent discussion on the topic. aft er 1991, in the wake of what they say are unreasonable rent But the subject isn’t so easily put to rest, with concerns increases by landlords in their wards. raised over the aesthetics of a city dotted with glass towers as “You move in, you agree to a particular rent, then, when well as questions around energy effi ciency and marketplace the landlord decides, he can raise your rent will-nilly,” demands. Councillor Anthony Perruzza told NRU. He and Councillor E.R.A. Architects Inc. associate Graeme Stewart pointed Josh Matlow have put a motion on the agenda for council’s to a future of residential tower development that may not May 7-8 meeting asking the Ontario government to remove rely entirely on fl oor-to-ceiling glass, but a combination of the exemption in the Residential Tenancies Act for buildings diff erent materials. Building a tower not entirely out of glass occupied aft er November 1, 1991. aff ords the architect “a lot larger vocabulary to work with” in Perruzza says this exemption is letting landlords in new terms of diff erent materials, he said. buildings—primarily condominiums—demand rent increases Crignano noted that the use of glass in place of, or in that landlords in older buildings cannot. concert with, more traditional heavier materials would allow “I’ve got condos in my ward just south of [] architects to be more creative in their designs. He pointed to campus where [tenants] are moving in, and those landlords the increasing use of curtain wall systems, CONTINUED PAGE 3 > can charge whatever they like,” he says. CONTINUED PAGE 4 >

INSIDE OUR LEGAL TEAM. YOUR SUCCESS. s0LANNING City state Budget 2013 Mid-rise appeal s$EVELOPMENT What TO needs Liberals unveil HOT dismissed s-UNICIPAL Jim Harbell Calvin Lantz lanes, infrastructure No planning [email protected] [email protected] for the future s2EALPROPERTY grounds found funds s&INANCE s)NFRASTRUCTURE > > > s000 p 2 p 4 p 9 s,ITIGATION s%NVIRONMENTAL STIKEMAN ELLIOTT LLP | www.stikeman.com 2 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013

UPCOMING Joe Pennachetti’s Toronto DATES STATE OF THE CITY MAY 7 Karen Stintz speaks at the Toronto By Jake Tobin Garrett Region Board of Trade, 11:30 a.m., 1 First Canadian Place MAY 7-8 In his second annual state of the city address, good-repair issue with the city’s housing Council, 9:30 a.m., council chambers city manager Joe Pennachetti highlighted units, but added that this number is MAY 9 Toronto’s road to better fi scal health over growing by $100-million a year. “Th at’s the Kevin Roche: Architecture as environment, 5:00-8:30 p.m., Eric Arthur Gallery, 230 the last few years. He also emphasized the problem,” he said. “So we can fi x and try to College St. need for revenue streams that grow with get the $750-[million] down, but we have MAY 10 the economy and provincial and federal that cumulative impact.” Aboriginal Affairs Committee, 9:30 a.m., committee room 1 funding that goes beyond capital projects. However, he stressed that funding can’t be

MAY 13 He was grateful, however, for the level of all about “cherry-picking” capital projects, Government Management Committee, fi nancial support from the provincial and noting that until 1998 the province had 9:30 a.m., committee room 1 federal governments in the past fi ve years. funded half of the operating costs for transit MAY 14 York Community Council, 9:30 “It’s been a goal of Toronto to become in Ontario. Th e fact that the province no a.m., Etobicoke Civic Centre partners with the feds and the province, longer does this, in addition to obtaining a North York Community Council, 9:30 a.m., and we’ve achieved that,” he said. share of the harmonized sales tax, is one of the North Th e city used to get pushback from the “biggest issues from my perspective,” he said. Scarborough Community Council, 9:30 a.m., province, which would tell them it needed “When we get into the Metrolinx debate Toronto and East York Community Council, to get its fi scal house in order, he said. of funding for capital [at council], I will 9:30 a.m., committee room 1 But with all the effi ciency reviews and bring up this operating [cost-sharing issue] Redefi ning Utility: Infrastructure Corridors, BMO Atrium, 7:00-9:00 p.m. refi nements the city has undertaken in the because I think it’s the time to fi nally push 550 Bayview Avenue. last few years that dialogue has ended. the province to say it’s not just for the growth MAY 15 “Th ey no longer talk to us when we capital, it has to include operating. And I Public Works and Infrastructure Committee, 9:30 a.m., committee room 1 meet about ‘you have to get your house in know our council will be saying that next MAY 16 order, your expenditures are not in line’— week when we fi nally debate this issue.” Planning and Growth Management they know we have.” Regarding the share of the sales tax, Committee, 9:30 a.m., committee room 1 But he said that his “big message today” Pennachetti stated a number of times that MAY 21 Parks and Environment Committee, 9:30 is that those partnerships have to grow— the city “needs more revenue tax powers in a.m., committee room 1 and they have to grow beyond off ering order to ensure that we can build. Without MAY 22 money for transit projects to include both that we will be struggling. We will be very Economic Development Committee, 9:30 a.m., committee room 1 operating costs and the city’s housing. close to fi scal sustainability, but we will Th e city doesn’t “have the revenue tools to never quite be there.” build and maintain a housing corporation Pennachetti was speaking at the University and housing units in Toronto that would of Toronto’s Institute on Municipal Finance CITY OF TORONTO EDITION include the growth that’s needed,” he argued. and Governance at the Munk School of He noted the $750-million state-of- Global Aff airs this Wednesday. nru

Ian A.R. Graham, Publisher John Michael McGrath SALES/SUBSCRIPTIONS NRU City of Toronto Edition NRU Publishing Inc. Billings Department [email protected] Municipal Affairs Reporter [email protected] is not to be redistributed Editorial Offi ce 46 Old Bridle Path [email protected] without the written consent 26 Soho Street, Suite 330 Toronto, ON M4T 1A7 Lynn Morrow, Editor Annual subscription rate is of the publisher. Toronto, ON M5T 1Z7 Tel: 416.440.0073 [email protected] Jeff Payette, Design/Layout $369 +HST (ON). Tel: 416.260.1304 Fax: 416.440.0074 [email protected] NRU City of Toronto Edition Fax: 416.979.2707 ISSN 1918-753X Jake Tobin Garrett Complimentary trial is published 50 times a Planning Reporter Irena Kohn subscriptions are available. year by email by NRU [email protected] Sales and Circulation [email protected] Publishing Inc. Advertising rates available Twitter @nrupublishing upon request. CITY OF TORONTO GREA TER TORONTO VANCOUVER 3 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 ANYTHING BUT TRANSPARENT CONTINUED FROM PAGE 1

“which aff ord more design fl exibility and more height panels,” he said. fl exibility because of their embedded structural benefi ts.” Th is Crignano expressed scepticism about the use of techniques system, he said, has come down in price. that would shrink window space. Th e last thing people want As an example of this design fl exibility, Crignano pointed to when they’re sitting on their sofa is to stare at 42 inches of the Daniel Libeskind-designed L Tower, which uses a curtain wall, he said. “You want to be able to look out and enjoy the wall system on its north side where the building bows out. cityscape.” “You could not achieve that look, that curvature without He said he wanted to see the industry move forward utilizing curtain wall,” he said. towards some of the new technology being developed that Aside from architectural design, there is also a marketplace may actually turn the glass of a building into something that demand and quality of life issue in the use of glass buildings in produces energy through the use of photovoltaic panels. “I a city of ever-shrinking unit sizes. If someone buys an interior think we should grasp the new technologies,” he said. unit in a tower, the only opportunity to get natural light is on Crignano, Stewart and Pontarini were speaking at a Pug one side, Crignano pointed out. “Chances are you would try Talk at the Art Gallery of Ontario this past Tuesday. Voting to maximize all the glass on the one side that is available.” for the 3013 Pug Awards is now open. nru Purchasers want views and bright units. Th e demand for smaller unit sizes also drives the need for fl oor-to-ceiling windows because it makes the units look bigger and brighter, he said. Hariri Pontarini Architects partner David Pontarini agreed. “I don’t think that the majority of people that live downtown want to be in units that are very small, don’t have views and don’t have access to a lot of light.” Consumers and the marketplace, however, are also “starting PLANNING POSITION AVAILABLE to demand more energy effi ciency in our buildings,” Pontarini BRATTYS LLP said. He thinks the industry is starting to shift . “We as architects are starting to see a lot of pressure with the types of The law firm of Brattys LLP has a position cladding systems and materials.” available for a professional planner with 6 to 8 As government regulation evolves to be stricter on the years experience to work within the firm’s need for energy effi ciency, buildings may begin to have triple- Municipal Law Department. The successful glazing on windows, or smaller amounts of glazing “and a candidate must possess good working knowledge mixture of cladding,” Pontarini said. of municipal processes, the Planning Act and His fi rm is starting to think more about how to design tall buildings that don’t use all glass, but employ “diff erent surface the Ontario Municipal Board. Effective treatments” that could introduce solid panels or punched communication and organizational skills will windows. be essential for the self motivated individual. “We won’t be able to have 100 per cent glazing in a 600 square foot unit anymore,” he noted. “We’re going to have to Salary commensurate with experience. see a 60/40 split where half of [the] glass wall…would be a Please apply to BRATTYS LLP solid panel.” attn: D. Jones, Office Administrator. Th is is something his fi rm is starting to do now, he said, [email protected]; pointing to the example of its project at Regent Park with Th e fax: 905-760-2900 Daniels Corporation, which uses a 60/40 ratio “where we needed to reduce the amount of glazing and have insulated 4 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 TORONTO BRIEFS

Provincial budget unveiled select HOV lanes to HOT exercised a rarely-used Waterfront Toronto adds Th e 2013 Ontario budget lanes, which will allow power in city procedures $3.6-billion to economy: was presented to the drivers of single-occupant to move the report by city report legislature yesterday. In vehicles to pay for access manager Joe Pennachetti on Investments in the city’s addition to many of the to uncongested carpool the economic benefi ts of a waterfront are paying a items requested by the lanes. Additionally funds downtown casino in Toronto substantial dividend—albeit New Democrats at Queen’s are included to widen parts from May 7-8 to a special mostly to the provincial Park, the budget commits of Highway 401 in the GTA May 21 council meeting. and federal governments. $35-billion to infrastructure and improve parts of 401 in Tuesday OLG announced A report prepared by in the province over the Waterloo Region. that the review of its UrbanMetrics inc. and next three years. It also municipal contribution released by Waterfront includes new HOV lanes on Casino gets special agreement, requested by Toronto on Wednesday highways 401, 404, 410 and council session Premier Kathleen Wynne estimates that a direct 427 and the conversion of Mayor Rob Ford has on March 20, is complete. CONTINUED PAGE 8 > RENTAL MARKET QUANDRY CONTINUED FROM PAGE 1

“We need a level playing fi eld. It should be the same for everyone.” Chong argues that Toronto’s vacancy level is currently healthy Greater Toronto Apartment Association president Daryl and that extending rent control over smaller landlords would Chong thinks extending rent controls would be a mistake. hurt that. “When that exemption was passed in 1992 it was originally Municipal aff airs and housing spokesperson Yanni Dagonas intended to encourage new purpose-built rental construction,” said in an email to NRU that the government is “always he told NRU. “Getting rid of it would send the wrong message open to hearing suggestions on how to improve tenancies in to builders.” Ontario. We want to take the time to carefully consider any Perruzza doesn’t think there’s a risk of broader rent controls recommendations we receive.” harming the rental market. “We have lots of buildings in my wards If Perruzza and Matlow’s motion fails to get a two-thirds that were built before 1991, and they’re all basically rented—the vote at council next week it will be referred to the May 28 vacancy rates are very low and they’re getting good rents.” executive committee meeting. nru But Chong says this misses the obstacles that currently face builders of purpose-built rental units. “Even if the land cost was zero, in the current market it doesn’t make sense to build apartments.” Chong emphasizes that while condo builders are able to collect their money up front and fi nance construction by pre- selling units, apartment owners may not even make a profi t on their investment years aft er tenancy begins. While Chong’s association doesn’t represent condo owners, he says purpose-built rental units are in competition with investors who rent out units, as well as other small landlords. 5 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 COMMUNITY COUNCIL AGENDAS

TORONTO EAST YORK 333-351 King Street East—Final report recommends approval COMMUNITY COUNCIL of a zoning by-law amendment requested by Goodmans on behalf of First Gulf King Street Inc. to permit redevelopment Th e Toronto East York Community Council will consider the of the former Toronto Sun property into two offi ce buildings. following at its meeting on Tuesday, May 14, at 9:30 a.m. in Designed by Diamond Schmitt Architects, a 17-storey committee room 1 at City Hall. building is proposed on the east portion of the site and a SCHEDULED REPORTS 12-storey on the southwest portion. All existing buildings on the site will be retained. 10:00 a.m. 11:00 a.m. 1544 Dundas Street West—Final report recommends approval of a zoning by-law amendment requested by 375, 375R and 381 Queen Street West—Report recommends Kevin Wassermuhl (Edenshaw Developments) on behalf refusal of a zoning by-law amendment requested by project of 6965083 Canada Inc. to permit a 95-unit, eight-storey, architects Sweeny Sterling Finlayson & Co. on behalf of 375- mixed-use building designed by Quadrangle Architects Ltd. 381 Queen Street West Inc. to permit a seven-storey offi ce building with at-grade retail. Staff notes the proposed height 1331 Yonge Street—Final report recommends approval of and density “do not respect the Queen Street West heritage offi cial plan and zoning by-law amendments requested by conservation district plan.” CONTINUED PAGE 6 > Bousfi elds Inc. on behalf of Jakes (ARH) Developments Ltd. to permit an 153-unit, 11-storey, mixed-use building designed by Quadrangle Architects Ltd. ESTONIAN HOUSE IN TORONTO LIMITED

87-107 Davisville Avenue and 108-128 Balliol Street—Final report recommends approval of a zoning by-law amendment and rental demolition application requested by Robert Glover (Bousfi elds Inc.) on behalf of 688288 Ontario Limited to permit an 180-unit, 14-storey, rental building and a 342-unit, REQUEST FOR QUALIFICATIONS 30-storey apartment building designed by Diamond Schmitt Architects. Twenty-one existing rental townhouse units Redevelopment of would be demolished. 958 Broadview Avenue, Toronto ,QWHUHVWHGSDUWLHVDUHLQYLWHGWRVXEPLWVWDWHPHQWVRITXDOLÀFDWLRQ for the redevelopment of the Estonian House in Toronto Ltd. property 1 Clarendon Avenue—Final report recommends re-issuing a ORFDWHGDW%URDGYLHZ$YHQXHLQWKH&LW\RI7RURQWR draft plan of condominium approval to convert an existing 7KHUHLVVLJQLÀFDQWSRWHQWLDOIRUUHVLGHQWLDODQGPL[HGXVHGHYHORSPHQW 39-unit rental building. RIWKLVVLWHZKLFKRYHUORRNVWKH'RQ9DOOH\5HGHYHORSPHQWYLDVDOHRU MRLQWYHQWXUHFRQVLGHUHG

3DUWLHVZLVKLQJWRUHVSRQGWRWKLV5)4PXVWVXSSO\UHOHYDQWLQIRUPDWLRQ 197, 197R, 199 and 201 Yonge Street, 15 Shuter Street, 178 GHPRQVWUDWLQJWKHLUTXDOLÀFDWLRQVÀQDQFLDOFDSDFLW\DQGH[SHULHQFH to 180 Victoria Street—Final report recommends approval of LQVLPLODUSURMHFWVLQYROYLQJRQVLWHSDUWQHUV7KHGHWDLOHG5)4LV available at www.958Broadview.comRUE\FDOOLQJ offi cial plan and zoning by-law amendments requested by Jonathan Hack Goodmans on behalf of MOD Developments (197 Yonge) Director, Sierra Planning & Management Inc. to permit a 60-storey residential tower designed by Hariri Phone: (416) 363-4443 ext. 30 Email: [email protected] Pontarini Architects. Two staff reports also recommend approval of alterations to existing heritage properties, the Visit www.958Broadview.com Canadian Bank of Commerce and Massey Hall. 6 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 COMMUNITY COUNCIL AGENDAS CONTINUED FROM PAGE 5

324-338 Richmond Street West—Report recommends refusal of 183-195 Roehampton Avenue and 139-145 Redpath Avenue— a zoning by-law amendment requested by Robert Dragicevic Preliminary report for a zoning by-law amendment requested (Walker Nott Dragicevic Associates) on behalf of Joe by Sherman Brown Dryer Karol Gold Lebow on behalf DiGuiseppe (Petaluma Building Corp.) to permit a 295- of Red Roe Developments Limited to permit a 470-unit, unit, 24-storey, mixed-use building with at-grade commercial 36-storey residential building including an eight-storey base. designed by Charles Gane (Core Architects Inc.). Staff notes the proposal does not meet the tall building design guidelines, 2221 Yonge Street—Preliminary report on a zoning by-law including tower separation and shadows cast onto Queen Street. amendment requested by Goodmans on behalf of 2221 Yonge Holdings Inc. to permit a 560-unit, 56-storey residential 245-255 College Street and 39 and 40 Glasgow Street—Report building with at-grade commercial. An existing six-storey providing information on OMB mediations held in March on offi ce building would be demolished. a proposed academic residence building. 70 and 72 Carlton Street—Preliminary report on a zoning by- 100 Adelaide Street West, 104 Adelaide Street West, 22 law amendment requested by McCarthy Tétrault on behalf of Sheppard Street—Report requesting amendment of a section Tribute (Church Street) Limited to permit a 45-storey building 37 agreement for the Richmond Adelaide Centre to make including a seven-storey base designed by Core Architects Inc. several revisions, including the timing of demolition. 21-35 Sherbourne Street North—Preliminary report for 100 Adelaide Street West—Report recommends approval of a zoning by-law amendment requested by O’Shanter amendments to a heritage easement agreement that change the Development Company Ltd. on behalf of William Krehm to alterations permitted to the heritage-designated Concourse Building. demolish several existing low-rise buildings to permit a three- storey, L-shaped addition to 31 Sherbourne Street North. REPORTS 325 Gerrard Street East—Preliminary report on zoning by- 410-446 Bathurst Street—Preliminary report for a zoning by- law and offi cial plan amendments requested by Toronto law amendment requested by Goodmans on behalf of RioCan Community Housing Corporation to make changes to PS Inc. to permit a new three-storey commercial building the secondary plan and zoning by-law for the Regent Park with 302 underground parking spaces designed by Turner revitalization area. Th is would alter the locations of parkland Fleischer Architects Inc. as well as towers and building heights in phases three, four and fi ve of the development. 245-255 College Street and 39 and 40 Glasgow Street— Preliminary report for an offi cial plan amendment requested ETOBICOKE YORK by David Bronskill (Goodmans) on behalf of KCAP College COMMUNITY COUNCIL Inc. to permit a 24-storey, mixed use building. Staff notes that KCAP’s OMB appeal of the zoning by-law amendment for the Th e Etobicoke York Community Council will consider the site will go to hearing July 2. following at its meeting on Tuesday, May 14, at 9:30 a.m. in council chamber at Etobicoke Civic Centre. 40-58 Widmer Street—Preliminary report for a zoning by- law amendment requested by Alimar Grove Estates Inc. SCHEDULED REPORTS on behalf of Enamaria Holdings Inc. to permit a 380-unit, 10:30 a.m. 40-storey, mixed-use building with a four-storey podium designed by Graziani + Corazza Architects Inc. Several low- Queensway Avenue Corridor—Final report recommends scale buildings would need to be demolished on site. approval of a city-initiated zoning by-law CONTINUED PAGE 7 > 7 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 COMMUNITY COUNCIL AGENDAS CONTINUED FROM PAGE 6 amendment that would “prohibit the use of holistic clinics, 30 Weston Road and Part of 33 Gunns Road—Preliminary adult entertainment establishments, massage therapy and report on a city-initiated zoning by-law amendment to alter a body rub services” in the Queensway Avenue corridor. section 37 agreement to reallocate funds to be used for capital improvements to parks in Ward 11. 3:00 p.m. NORTH YORK 259 and 270 The Kingsway and 1144 Royal York Road—Final COMMUNITY COUNCIL report recommends approval of a zoning by-law amendment requested by Cyndi Rottenberg-Walker (Urban Strategies Th e North York Community Council will consider the following Inc.) on behalf of First Capital Holdings Realty to permit at its meeting on Tuesday, May 14, at 9:30 a.m. in council redevelopment of the Humbertown Shopping Centre. Th e chamber at . redevelopment proposes three residential buildings ranging from three- to 12-storeys, a two-storey commercial building SCHEDULED REPORTS and 28 three-storey townhouses that include a commercial building designed by Levitt Goodman Architects. 11:00 a.m.

REPORTS 716-718 Marlee Avenue—Final report recommends approval of a zoning by-law amendment requested by Glengrove Lands formerly known as 3035 Weston Road—Final report Estates Inc. to permit four single-detached dwellings. recommends approval of a part lot control exemption requested by Damaris Development Inc. for 51 semi- 49 Hendon Avenue, 26, 28 Greenview Avenue and 9-25 Eldora detached dwellings and 29 townhouse units. Avenue—Final report recommends approval of a zoning by- law amendment requested by Eldora Developments Ltd. to 3775-4005 Dundas Street West—Preliminary report on a permit 103 stacked, back-to-back townhouses and 10 stacked zoning by-law amendment requested by Caribou Urban townhouses in fi ve blocks designed by SRN Architects Inc. Properties Inc. to permit a 15-storey, mixed-use building with at-grade commercial designed by TAS Design Build. REPORTS

1 to 47 Isaac Devins Boulevard —Preliminary report on a 2384-2388 Yonge Street—Preliminary report on a zoning by- zoning by-law amendment to permit development of 18 law amendment requested by Rockport Acquisitions Inc. single-detached dwellings instead of “24 previously approved on behalf of Canada Post Corporation to permit a 234-unit, semi-detached dwelling units.” 26-storey, mixed-use building designed by RAW.

2849, 2851, 2853, 2855 and 2857 Islington Avenue — 49 Sheppard Avenue East and 14, 16, 18, 20, 22, 24 Bonnington Preliminary report on a zoning by-law amendment requested Place—Preliminary report on zoning by-law and offi cial plan by Action Planning Consultants on behalf of Jamie Erlick to amendments requested by the Goldberg Group on behalf permit a fi ve-storey residential building. of 1085372 Ontario Ltd. to permit a 14-storey, mixed-use building. 1926 Lake Shore Boulevard West—Preliminary report on a zoning by-law amendment requested by Aird & Berlis on behalf 151 McNicoll Avenue—Preliminary report on a zoning by-law of 1926 Lakeshore West GP Inc. to permit two towers—42 and amendment requested by Moiz Behar on behalf of Livante 48 storeys—connected through a four-storey podium. Holdings (155 McNicoll) Inc. to permit 22 single-family

detached dwellings and a park. CONTINUED PAGE 8 > 8 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013

of Toronto. However, unlocking the wealth along waterfront revitalization Toronto’s waterfront. TORONTO BRIEFS developments are forecast to “We were talking about CONTINUED FROM PAGE 4 add $105-million to the city’s the waterfront when I was coff ers when complete. in planning school in the investment of $1.4-billion in revenues to the provincial Urban Metrics partner 1980s... Th e work Waterfront has added $3.2-billion and national governments Rowan Faludi told NRU that Toronto has done has in economic activity in but only $36-million the work Waterfront Toronto opened up the entire area.” Canada, with $585-million in revenue to the City has done has been crucial to nru COMMUNITY COUNCIL AGENDAS CONTINUED FROM PAGE 7

2350-2382 Bayview Avenue—Preliminary report on a zoning behalf of 2286357 Ontario Inc. to create parcels for eight by-law amendment requested by Dillon Consulting Ltd. townhouses. on behalf of Granite Club Ltd. to permit recreational uses associated with the Granite Club. 2-34 Palk Lane—Final report on an application for a part lot control exemption requested by Bousfi elds Inc. on behalf of 2779, 2781 Yonge Street and 15-17, 19-21 Strathgowan 554056 Ontario Limited to create 16 parcels and maintenance Avenue—Preliminary report on a zoning by-law amendment easements for townhouses. and rental demolition application requested by Gowling Lafl eur 3360 Kingston Road—Final report on the removal of a holding Henderson on behalf of 1655584 Ontario Limited to permit a provision application requested by Chadwin and Company 130-unit, 11-storey residential building designed by ALL Design Ltd. on behalf of Mainbram Scarborough II Developments and Quadrangle Architects Ltd. An existing commercial and Inc. to permit 10 residential townhouses. three residential rental buildings would be demolished.

SCARBOROUGH Scarborough Village Community—Final report on phase four COMMUNITY COUNCIL of the Scarborough transportation corridor land use study concludes the existing land use designations are appropriate. nru Th e Scarborough Community Council will consider the following at its meeting on Tuesday, May 14, at 9:30 a.m. in To subscribe to Novae Res Urbis City of Toronto Edition council chamber at Scarborough Civic Centre. go to www.nrupublishing.com.

SCHEDULED REPORTS

1:30 p.m.

138, 1385, 1389, 1399 and 1403 Military Trail—Final report recommends approval of zoning by-law amendment requested by David Stevenson on behalf of 2058460 Ontario Inc. (Whitetail Estates Inc.) to permit severance of fi ve lots to 12 new lots.

REPORTS

40 Danforth Road—Final report on application for a part lot control exemption requested by Michael Vaughan on 9 CITY OF TORONTO EDITION FRIDAY, MAY 3, 2013 TORONTO OMB NEWS

Lawrence Park house approved to dismiss an appeal by Lily Korkka. Korkka had appealed a City of Toronto decision to approve an application for a In a decision issued April 23, board member Sylvia Sutherland zoning by-law amendment by Ribeiro. Th e by-law permitted allowed an appeal by Andrew Alderman of a committee development of two eight-storey residential buildings with at- of adjustment decision to approve a minor variance with grade commercial at 24–66 Howard Avenue. modifi cation. Th e variance was to permit construction of a Ribeiro stated that there was no land use planning grounds two-storey home at 14 St. Ives Avenue. for the appeal brought by Korkka. Th e board listed Korkka’s Th e variance that Alderman requested was an increase in concerns, agreeing with Ribeiro that several are not grounded gross fl oor area from 219.73 to 369.15 sq.m. (0.35 to 0.588 times in land use planning, including those related to the dismantling the lot area). However, the committee of adjustment approved a of asbestos and signage at the site. gross fl oor area of 313.9 sq.m. (0.5 times the lot area). Th e board noted that those that do involve land use planning Planner Jassie Khurana (Khurana Associates) provided concerns had already been addressed by the affi davits of planners evidence in support of Alderman. Planner Terry Mills (ARRIS Robert Millward (R.E. Millward & Associates Ltd.), who provided Strategy Studio) provided evidence in support of neighbours evidence for Ribeiro, and Dan Nicholson (City of Toronto). Heather and John Stewart, who oppose the variance. A portion of the development abuts the rear yard of Korkka. While Mills argued that the density is not minor because Th e board noted that while the original proposal had that the application is “nearly double” the allowed 35 per cent lot portion of the building at six storeys, following consultation coverage, the board countered that numbers alone do not with the community it was reduced to three storeys. No constitute whether a variance is minor and that “impact is a evidence was presented by Korkka that this would result in crucial consideration.” negative impacts on her own property. Th e board noted that the height, length and setbacks are Korkka presented concerns regarding the impact of the within the by-law standard and that the extra density would not building on migratory birds. Nicholson stated he didn’t think be perceptible. It stated that a letter from the Lawrence Park that it would have an impact, but added that the site plan “will Ratepayers’ Association relayed that the 35 per cent lot coverage be evaluated for potential risks to birds” with glass treatment is out of date and that they support a lot coverage of 52 per cent. solutions deployed if necessary. Th e board allowed the appeal, subject to conditions regarding Another concern related to the impact on streetcar line trees and requiring a storm water management plan. operation but the Toronto Transit Commission registered no Th e solicitor in the case was Ira Kagan (Kagan Shastri) concerns with the development. represen-ting Andrew Alderman. (See OMB Case No. PL130086.) Th e board decided that due to the lack of land use planning grounds it would dismiss Korrka’s appeal. Th e board was Appeal against mid-rise development dismissed informed that costs may be sought by Ribeiro. Solicitors in the case were Alan Heisey (Papazian Heisey Myers) In a decision issued April 19, board member Sylvia representing Ribeiro Holdings Inc. and Gary McKay representing Sutherland approved a motion by Ribeiro Holdings Inc. the City of Toronto. (See OMB Case No. PL130031.) nru

TORONTO PEOPLE

Arup has announced a Hui from York Region, Association and Gary transportation consultant; planning team in the number of new hires in Graham Haines from the Hsueh has moved from all others join as Toronto offi ce. its Toronto offi ce. The Pembina Institute, Bonnie Arup’s offi ces in San transportation consultants. transportation consulting Bartlett from the Wood Francisco. Hsueh joins Jackie Coburn has also fi rm has added Annika Buffalo Environmental the team as a senior joined Arup’s airport