►
Description
Planning and Growth Management Committee, meeting 27, February 22, 2018
Agenda and background materials:
http://app.toronto.ca/tmmis/decisionBodyProfile.do?function=doPrepare&meetingId=13033
Meeting Navigation:
0:16:26 - Quorum Call
0:30:54 - Meeting Resume
3:35:44 - Public Session
Agenda Items:
0:32:38 - PG27.1 - Eco-Roof Incentive Program application: 1460 Wickman Road (Ward All)
0:34:46 - PG27.2 - (9:45 AM) ConsumersNext: Planning for People and Business at Sheppard and Victoria Park- Final Report (Ward 33, 40 - Statutory: Planning Act, RSO 1990)
2:00:34 - PG27.3 - (10:00 AM) 21 Don Valley Parkway, 30 Booth Avenue, and 375 and 385 Eastern Avenue - Proposed Modifications to Official Plan Amendment 231 Site and Area Specific Policy 426 (Ward 30 - Statutory: Planning Act, RSO 1990)
0:33:29 - PG27.4 - (10:30 AM) Approval of 2018 Toronto Heritage Grant Awards (Ward All)
2:05:28 - PG27.5 - Townhouse and Low-Rise Apartment Guidelines (Ward All)
3:15:45 - PG27.6 - Request for Direction of Ontario Municipal Board (OMB) Appeals of Official Plan Amendment 231 and Ice Arena Permissions (Ward All)
0:34:10 - PG27.7 - Ontario Municipal Board (OMB) Appeal of Official Plan Amendment 231 - Request for Directions (Ward All)
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B
Okay,
I
need
this
I
need
the
city
staff
as
well
to
come
to
order
here.
Thank
you
all
for
coming
back
this
afternoon,
we
have
a
quorum
to
go
forward
with
the
meeting.
I
want
to
welcome
you
to
the
afternoon
meeting
27
of
the
planning
and
growth
management
committee,
welcome
to
the
members
of
the
committee
and
to
other
members
of
council
and
attendants
and
to
the
members
of
public,
and
my
apologies
for
this
morning,
not
having
quorum.
B
We
would
have
liked
to
deal
with
it
in
the
morning
session,
but
I.
Thank
you
all
for
coming
back
this
afternoon.
Accounts
of
did
she
a
no
did
advise
me
yesterday
that
he
was
off
ill
and
wouldn't
be
making
it
today
and
I
would
expect
counsel
Fillion,
who
was
here
this
morning,
I
hope
we'll
be
able
to
come
back
and
join
us
this
afternoon
for
those
in
the
room
with
us.
B
B
We
can
go
through
the
items
on
the
agenda
item
number
one:
PG
27.1
echo,
roof
incentive
program,
application,
1460,
Wickman
Road.
There
are
no
speakers.
Is
there
a
mover
for
this
counselor
by,
though
all
those
in
favor
any
opposed
that
is
carried
PG
27.2?
We
have
speakers
on
so
we
will
hold
that
PG
27.3.
B
21
Don
Valley
Parkway,
30
booth,
Avenue,
375
and
385
Eastern
Avenue
proposed
modifications
to
the
Official
Plan
amendment
to
thirty-one
site
and
area
specific
policies.
I
know
that
the
local
councillor
had
some
interest
in
this
and
there
is
a
motion
coming
for
that
as
well.
So
I'll
hold
that
down
PG
27
point
for
approval
of
the
2018
Toronto
heritage
grant
awards
moved
by
councillor
Campbell.
All
those
in
favor
opposed.
That's
carried
PG
27.5,
the
townhouse
and
low-rise
apartment
guidelines.
We
do
have
speakers,
PG,
27.6,
request
for
direction.
B
A
terminus
award
appeal
of
the
Official
Plan
amendment
to
31
and
ice
area
permissions.
There's
a
confidential
attachment.
There
are
no
speakers.
Do
you
want
to
hold
it
down?
Are
you
a
councillor?
Campbell
would
like
to
hold
that
PG
27.7
on
the
appeal
of
official
plan,
amendment
231
request
for
directions.
Did
you
want
to
hold
that
one
as
well?
Counselor
Campbell?
Are
you
okay
with
him?
B
So
we
are
moving
27.7,
the
staff
recommendations
to
adopt
the
confidential
instructions
and
if
the
confident
instructions
and
confidential
attachment
1
are
adopted,
City
Council
authorized
the
public
release
of
the
recommendations
in
the
attachments
1
&
2,
as
per
the
staff
recommendations,
all
those
in
favor
any
opposed.
That's
carried
okay,
so
we
have
P
G
27,
point
C
to
consumers,
next
planning
for
people
and
business
at
Sheppard
and
Victoria
Park
final
report.
We
have
a
number
of
speakers
to
those
of
you
that
are
here
to
speak.
We
do
have
a
list.
You
have
five
minutes.
B
F
Again,
Ryan
guter
here
I'm,
be
this
afternoon
I'm
here
on
behalf
of
the
Armenian
community
center
we've
been
involved
in
this,
the
development
of
the
secondary
plan
and
all
of
the
visioning
work
that
has
been
done,
providing
them
with
our
planning
guidance
in
response
to
what's
been
produced
and
I
have
on
the
screen.
For
the
benefit
of
a
couple
of
comments,
we
did
provide
a
series
of
written
submissions
through
the
evolution
of
the
the
consumers.
Next
study
process
I've
been
involved
in
attendance
in
many
of
the
meetings.
F
Discussions
with
staff
I
do
have
the
benefit
for
members
of
the
committee
that
don't
have
the
communication
distributed.
I
do
have
copies
of
that.
If
there's
members
that
wish
a
hard
copy,
if
they
don't
have
it,
but
we
did
provide
a
series
of
written
comments,
a
quite
lengthy
in
a
number,
but
my
intention
is
to
highlight
a
few
of
the
points
of
detail.
B
F
With
with
that
in
mind,
I
wanted
to
highlight
a
couple
of
key
issues
that
we
we
find.
First
of
all,
the
two
stars
here
identify
the
properties
owned
by
the
Armenian
community
center.
What
exists
on
the
lands
you're
probably
familiar
with
is
a
an
iconic
place
of
worship,
an
existing
school,
and
there
are
plans
for
the
center
to
expand.
It's
a
very
broad
catchment
of
receiving
patronage,
both
for
the
school
and
the
the
place
of
worship
that
exists.
F
We
suggest
that
be
considered
and,
in
addition,
there's
a
lot
of
good
policies
about
angular,
plane
references,
the
site
in
question
here
for
the
church
itself
is
actually
at
the
north
end
of
the
property
and
it's
adjacent
to
a
mixed-use
designated
site.
Here.
This
is
the
the
star
that
indicates
the
actual
church,
there's
a
lot
of
concern
that
the
policies
provide
enough
strength
to
control,
building
placement
on
the
north
property,
and
we
do
support
the
introduction
of
the
road
that
extends
on
adjoining
lands
to
the
north
through
from
haul
crown
place
to
a
Victoria
Park.
F
That's
a
an
important
element
here:
Blee
Blee
for
transportation
connectivity
and
we
do
support
the
configuration
of
the
proposed
park,
which
creates
some
separation
between
the
the
place
of
worship
and
anything
that
would
occur
on
the
mixed
use
area
lands.
We
believe
that's
a
very
important
element.
F
There
are
some
specific
comments
we
have
as
well
about
ensuring
that
there's
language
which
I
believe
is
captured
for
holding
provisions
to
make
sure
infrastructure
capacity
is
there
for
development
prior
to
it
being
approved
and
conceived
of,
as
well
as
the
introduction
of
that
Road
connection,
again
contemporaneous
with
the
development
of
those
lands,
so
that
that
traffic
infrastructure
can
be
accommodated.
The
other
comment
I
would
like
to
raise
is
that
there
is
a
suggestion
of
a
typology
of
a
base
of
six
stories
along
Victoria
Park.
F
There
is
some
recognition
in
the
policies
of
this
view
shed,
which
you
can
see
in
the
arrow
here
to
the
church,
which
is
quite
an
elaborate
spear
condition
and
a
very
sort
of
good
architecture.
There
is
some
concern
that
there
may
be
a
conflict
with
the
policies.
There
is
a
cognition
to
protect
that
view.
There's
also
other
policies
that
suggest
it
would
be
a
minimum
of
six
stories.
Our
suggestion
is
perhaps
that
be
revisited
to
look
at
a
transition
of
heights
down
towards
the
South
portion
of
that
that
area.
F
With
that
in
mind,
I
did
want
to
reference.
One
final
remark
briefly,
and
that
is
that
there
was
a
demonstration
plan
prepared
which
was
part
of
the
consumers.
Next
study
materials
it
identified
a
single
high-rise
building
at
the
north
end
of
what
is
the
mixed
use
areas
depicted
by
my
my
pen
on
the
screen.
I
need.
F
The
the
comments
are
essentially
we'd
like
to
have
that
be
endorsed
for
the
purposes
of
the
the
policy
framework,
because
we
are
concerned
that
a
number
of
tall
buildings
would
be
an
imposition
to
the
Armenian
community
center
lands
the
church
itself
and
want
to
create
some
separation
there.
So,
with
that
in
mind,
our
letters
there
and
I,
thank
you
for
your
indulgence.
Mr.
chair
and
members.
B
G
Thank
you,
mr.
chair
Joel
forums,
solicitors
for
the
owners
of
a
large
nine
point,
four
acre
property,
which
sits
very
central
to
the
secondary
plan
area.
What
you
have
on
the
site
right
now
is
a
hundred
and
fifty
thousand
square
feet
in
a
couple
of
buildings
of
light
industrial
typology
dating
obviously
back
some
decades.
The
the
buildings
are,
you
know
not
fully
utilized
and
the
really
the
industrial,
the
austrial
form
is
not
being
utilized
by
the
existing
tenants.
The
the
majority
of
the
tenants
in
there
right
now
are
institutional.
G
There
is
a
school
there's,
extracurricular
activities
and
there's
some
daycare
and
there's
some
small
office
uses.
So
there
is
an
opportunity
there
for
the
for
the
right
project
to
come
along
to
help,
enhance
and
utilize
this
site.
And
what
I'm
here
asking
the
committee
to
consider
is
a
couple
changes
that
I
think
will
improve
the
not
only
the
outlook
for
this
site,
but
the
secondary
plan
principals
as
a
whole.
So
there's
a
couple
issues
that
I
want
to
raise.
G
The
first
is
I
think
the
secondary
plan
and
in
the
planning
objectives
could
be
improved
by
eliminating
the
density
restrictions
for
the
employment
areas.
I
think
that
is
something
that
this
committee
needs
to
consider
and
ask
staff
to
go
back
to
the
vast
majority
of
employment
lands
in
the
City
of
Toronto
are
not
subject
to
density
restrictions.
You
know
those
are
things
that
we
normally
associate
and
properly
associate
with
the
mixed
use
areas
you
know,
and
in
other
other
areas
in
the
city,
but
not
the
employment
areas.
It's
it's
somewhat.
G
It's
a
significantly
different
than
what
you
see
in
many
other
employment
areas
and
I
think
by
including
density
restrictions
in
the
Official
Plan.
We
we
could
be
undermining
the
future
growth
of
this
district
for
employment
uses,
which
is
really
the
planning
principle.
I.
Think
that
the
secondary
plan
seeks
to
achieve
it
doesn't
to
me
I
think
it
would
be.
G
We
would
be
better
off
just
maintaining
the
density
restrictions
in
the
zoning
bylaw,
which
currently
exists,
and
if
a
development
were
to
come,
a
development
proposal
were
to
come
along
that
seeks
to
go
beyond
the
zoning
permissions,
which
I
think
are
1.5
times
density,
then
those
would
be,
you
know,
have
to
be
justified
through
these.
The
development
application
process,
the
zoning
application
process,
but
but
the
imposition
of
that
density
restriction
and
the
Official
Plan
really
takes
it
to
another
level
and
could
impair
or
impact.
G
What
you
have
now
in
terms
of
some
commercial
activity
or
you
do
a
higher
density,
the
1.5
really
caps,
you,
you
know
in
the
three
to
six
story
range
depending
on
on
the
the
bill
form
and
you
can't
really
achieve
an
office
building
of
even
the
size
that
exists
currently
on
on
the
other
properties.
Today,
what
you
have
10-story
office
buildings
on
the
other
properties
today,
but
they're
all
serviced
by
at
grade
parking.
So
that's
why
the
densities
are
so
low,
but
obviously
that
the
policies
don't
even
permit
that
anymore
in
Norwood.
G
So
I
think
that
the
the
it
might
might
my
submission
to
you
would
be
to
ask
staff
to
go
relook
and
what
Wyatt?
What
is
the
William?
You
know
what
is
the
rationale
that
we
have
the
one
and
a
half
way
that
we're
imposing
the
one
and
a
half
times
density
in
the
in
the
Official
Plan
and
really
potentially
restricting
development
to
opportunities
in
the
future
for
the
employment
areas,
the
you
know
the
alternative
would
be.
G
Maybe
there
is
a
different
number
that
is
that's
capable
of
supporting,
say
a
10
or
12
story,
office
building
or
something
even
higher,
and
that
we
we
should
go
back
and
look
at
that.
I.
Don't
really
have
the
number
in
mind,
but
I
know
that
one
and
a
half
won't
even
accommodate
most
mid-rise
buildings.
G
So
the
other,
the
other
objective
that
I
that
I
asked
the
committee
to
look
at
is
for
this
particular
site.
There
is
a
proposed
restriction
on
commercial
uses.
I
acknowledge
that
it
does
come
from
the
site,
marry
specific
plan
that
exists,
but
this
site
does
have
the
potential
to
accommodate
single
/
single
story,
purpose-built
to
retail
and
commercial
development
that
could
serve
both
the
employment
areas,
something
like
a
you
know:
a
restaurant
or
retail
store
a
grocery
store
and
I
think
those
would
be
viable
uses
for
the
site
they
would.
G
G
Yeah,
the
pub
all
the
policies
in
the
plan
don't
allow
a
single
purpose,
building
in
in
the
business
interior
district,
so
I
could
do
a
restaurant
pad
on
the
immediately
adjacent
property
which
is
in
the
Main
Street
consumers
Road
Main
Street,
but
because
of
the
policy
and
the
plan,
I'm,
not
sure
the
number
I
have
it
in
my
letter
but
says
you
can
only
do
the
commercial
uses
in
the
in
the
interior
district
within
office
building
and
on
the
lower
floor.
So
I
couldn't
I
couldn't
do
a
single
Stu.
H
B
G
Response
to
my
concerns,
though,
or
their
response
and
I
cannot,
you
know
staff
will
speak
to
this,
but
my
understanding
is
that
the
the
the
density
restrictions
are
really
being
driven
by
the
traffic
capacity,
and
that's
they
really
the
underpinning
of
why
the
density
restrictions
are
there.
But
the
reality
is,
you
know
these
are
existing
designated
general
employment
lands
that
don't
have
an
official
plan
density
restriction.
G
You
know
them
the
mixed
use
areas,
the
the
emergence
of
all
of
the
population
growth
is
and,
of
course,
all
the
background
traffic
is
what's
driving
the
traffic
constraints
and
what
you're
doing?
What,
with
the
plan
you
know
inadvertently
does-
is
make
the
existing
land
users
in
the
interior
in
the
business
park
interior
district.
B
G
B
C
G
B
I
A
fellow
community
members,
my
name,
is
Suresh
collusion,
I'm
a
board
member
of
the
ACC
Armenian
community
center
and
would
like
to
say
a
few
words
on
behalf
of
the
Armenian
community.
In
regards
to
this
official
plan,
amendment
and
best,
based
on
my
analysis
of
the
secondary
plan,
I
propose
a
few
possible
changes.
I
I
do
want
to
thank
our
planning
consultants
and
also
members
of
the
committee
here
from
the
church
in
the
school
who
will
voice
their
concerns
and
hopefully
they'll
be
heard
today,
I'd
like
to
start
off
by
explaining
the
Armenian
community
centers
history
at
45
haram
place,
so
our
career
center
was
originally
located
at
Avenue,
Road
and
DuPont
Street
and
in
the
70s
we
needed
more
space
and
growth.
So
his
worship,
Mayor
Mel,
last
Menem
City
of
North
York,
suggested
at
the
time
to
purchase
the
two
and
a
half
acres
located
at
45
Holcomb.
I
Please,
because
a
developer
was
proposing
to
build
an
eight
story,
building
similar
to
the
existing
on
the
universal
site,
adjacent
to
the
property,
and
the
mayor
was
not
in
favor
due
to
the
traffic
congestion
on
consumers
Road.
So
he
encouraged
committee
to
move
to
North
York,
where
we
can
build
our
community
facilities,
the
center,
the
church
and
a
school
in
a
quiet
employment
area.
I
Currently
the
Armenian
community
center
at
45
holocron
and
the
Youth
Center
at
50
Haram
plates
are
facilities
that
serve
variety
of
organizations,
not
just
the
st.
Mary's
Armenian
Church
and
they
are
s
school
day
care.
These
two
operate
a
separate
entity.
We
have
cultural
organizations,
sports
organizations,
youth,
women
and
seniors
organizations
which
all
operate
within
these
facilities
as
social,
cultural
and
Christian
educational
hub
of
the
Armenian
community
living
mostly
within
the
surrounding
neighborhoods
of
Sheppard
Avenue,
East,
Victoria,
Park,
north
and
south
of
highway
401.
We
are
proud
to
mention.
I
There
are
sports
organization
how
Minutemen
was
celebrated
centennial
this
year
it
was
established
in
1918
and
has
47
branches
worldwide
with
over
40,000
members
in
Toronto.
The
organization
has
20
sports
team
of
different
age
groups
and
they
are
the
largest
Canadian
Boy
Scouts
Girl
Guides
branch
in
all
of
Canada.
The
Armenian
Relief
Society
is
95
years
old
with
about
50
branches
in
40
countries
and
recognizes
as
NGO
by
the
United
Nations.
The
only
women's
organization
as
such
all
organizations
operate
within
our
facilities
at
45
holocron
place.
These
facilities
also
cater
to
the
surrounding
neighbourhood.
I
At
large,
we
have
our
gym.
Facilities
are
constantly
rented
out
and
we
have
500
seat
theater
that
also
caters
to
the
communities
and
other
Canadian
cultural
groups
at
large.
The
community
is
generally
active
within
the
Canadian
society,
socially
and
politically,
politically
and
part
of
the
Canadian
mainstream
consumer.
Next
study
in
the
public
policy
processes
got
the
committee
involved
somewhat
after
the
fact
and
is
now
trying
to
contribute
as
much
as
possible
to
the
process.
I
Should
not
be
considered
a
tall
building
site,
particularly
in
close
proximity
to
the
church,
Hakan
place
and
consumers
Road
intersection.
Provincial
policy
statement
clearly
advocates
intensification
and
mixed-use
along
avenues,
but
the
intention
is
clearly
low
to
mid
rise
buildings
along
avenues.
The
OPA
supports
the
planned
communities
along
the
same
principles.
The
proposed
83
metre
high
building,
as
mentioned
in
the
built
form,
the
official
plan.
I
Neither
is
practical
nor
well,
it
seemed
to
be
in
context
with
the
surrounding
lands,
especially
on
the
south
side
of
consumers,
Road,
where
buildings
are
January,
low-to-mid,
rising
character.
Second
point:
the
density
is
another
issue.
We
are
an
agreement
to
the
recommendation
proposed
for
the
east
side
of
Victoria
Park,
which
recommend
townhouse
developments
at
the
south
end
of
the
study
area,
and
we
would
like
to
see
the
same
proposed
to
the
wet
south
side
of
Victoria
Park.
I
A
density
of
3.0
is
currently
proposed
for
the
west
side
of
Victoria
Park
for
mixed-use
parcels,
which
are
comparative
comparatively
high.
Considering
the
traffic
challenges
which
we
are
currently
facing
today,
our
recommended
density
will
be
2
for
both
mixed-use
and
the
employment
areas.
Where
one
and
a
half
times
the
coverage
is
recommended
to
stay
the
same,
we
believe
a
density
of
3
will
be
a
direct
threat
to
our
community's
way
of
life.
Point
number
3.
I
So
residential
development,
some
retail,
uses
up
the
ground
there,
maybe
on
second
floor,
as
in
the
case
where
the
large
developments
completed
and
underway
along
Sheppard,
Avenue
East.
The
policy
should
further
emphasize
the
employment
aspect
of
the
neighbourhood
and
even
though
mixed-use
sites,
the
commercial
portion
should
be
at
least
equal
to
that
of
the
residential
square
footage
blended
in
the
existing
commercial
buildings
in
Forman
density.
The
last
important
point
the
traffic
congestion
was,
is
and
will
be
an
issue
of
consumers
Road
employment
area.
B
Thank
you
solution
there.
Any
questions
of
community
committee
members
not
seeing
any.
Thank
you
very
much,
hi
rude
Kassabian,
just
to
the
other
deputies
that
are
here.
It
is
five
minutes
and
there
is
a
clock,
and
most
important
is
to
tell
us
your
issues
that
you
might
have
with
the
recommendations
of
the
staff
that
are
in
front
of
us.
Well,
I
appreciate
the
history
and
the
other
significant
matters
there
we're
trying
to
deal
with
what
problems
you
may
have
in
the
staff
recommendations,
and
that's
what's
important
for
us
to
hear
today.
There.
J
B
Problem
I
mean
the
clear
and
precise
is
wonderful,
so
we
can
ask,
after
the
staff
to
deal
with
the
concerns
that
you're
raising
that's
what
we're
trying
to
do
is
hear
what
your
concerns
are
and
then
I
give
our
staff
an
opportunity
to
respond
to
those.
So
we
can
then
see
if
we're
going
to
adopt
their
recommendations.
Thank.
J
You,
okay,
my
name
is
Eric
Kassabian,
chairman
of
the
board
of
trustees
of
Sainte
mère
Armenian
Church,
said
mayor
Armenian
Church
was
established
in
1983
and
operated
out
of
the
Anglican
Church
on
Bailey
Avenue
north
of
Eglinton.
Then
the
congregation
decided
to
build
a
new
church
at
45
volt
complex
in
1989
next
to
the
Armenian
Congress
center
to
serve
the
spiritual
needs
of
the
Toronto
Armenian
community.
The
church
was
designed
by
late
famous
architects
at
the
grubby
agile
iron
group,
who
are
the
designers
of
the
Roger
Center.
J
The
structure
is
an
architectural
gem
with
two
domes
worldly
of
care
and
protection.
The
iconic
view
can
be
seen
from
highway,
401,
Victoria,
Park
and
consumers
Road
corridors.
It
serves
the
spiritual
needs
of
the
Armenian
community
having
over
the
last
four
years
at
the
area
of
the
church,
along
Sheppard
Avenue
East
from
Yonge
Street
to
Victoria,
Park
and
further
east
to
McGowan
in
the
neighborhoods
of
baby
village
wishing
well
Brian
Villa
numbers,
handy
form
and
Victoria
Park,
north
and
south
of
I
may
for
one
serving
congregation
of
over
10,000
people.
J
There
are
five:
our
million
churches
within
the
City
of
Toronto
and
sin.
Mirar
means
Armenian.
Church
is
one
of
the
largest
one
in
the
city
back
in
1989,
when
the
plans
were
submitted
for
the
building
permit,
there
were
Heights
limitation
in
the
City
of
North
York
about
25
meters.
At
that
time,
maximum
we
had
to
alter
the
design
to
meet
the
requirements.
Originally,
we
wanted
the
church
to
be
a
little
higher,
but
we
were
restricted.
We
realized
the
Toronto
being
a
modern
city.
Development
is
unavoidable,
the
city
is
growing
and
expanding.
J
We
are
prepared
to
accept
it,
but
because
our
were
reasonable
people,
we
followed
and
participated
in
some
of
the
process
of
consumers
next
study
initiated
by
the
city
over
the
last
two
years,
but
unfortunately,
we
were
not
notified
in
a
timely
manner
and
having
mr.
opportunity
to
have
our
community
input
to
the
OPA
for
mixed
designated
of
certain
areas
within
the
employment
land
we
do
realize
there
will
be
some
changes
to
the
neighborhoods
surrounding
the
church.
J
However,
having
heavily
invested
in
the
area
over
the
last
four
years
to
develop
our
social,
cultural,
educational
and
religious
interest
of
our
community
and
neighborhoods,
we
are
protective
and
concerned
about
aggressive
development
surrounding
the
church
and
the
community
with
residential
high-rise
construction
projects.
We
have
observed
along
Sheppard
Avenue.
We
have
seen
the
devastation
in
that
area
with
mixtures
being
proposed
at
the
fringes
of
the
employment
land.
J
The
the
following
corner
are
the
main
current
issues
and
concerns
raised
and
in
the
proposed
Pro
secondary
plan
of
consumers
or
employment
lands,
traffic
issue,
the
proposed
new
Street
of
the
church
boundary
while
having
a
new
proposed
municipal
Road.
My
heart
may
have
its
advantages
to
relieve
the
daily
traffic
jam,
particularly
at
the
rush
hours.
Yet
it
is
also
yet
it
is.
It
also
will
present
some
negative
effects
to
the
congregation
it
will
hinder
our
privacy
and
will
increase
traffic
noise
level,
increased
pollution
and
the
reduced
safety
and
security
within
the
neighborhood
major
concerns.
J
Considering
the
church
structure
being
an
architectural
value
of
the
City
of
Toronto,
which
may
be
added
to
this,
to
the
discover,
Toronto
list
should
not
be
blocked
by
high-rise
buildings
within
the
vicinity
of
consumers,
Road
and
Victoria
Park
Avenue.
The
six
storey
podium
proposed
by
the
secondary
plan
should
not
be
permitted.
J
The
OPA
forum
issues
specifically
mentioned
Madrid's
development
and
the
higher
I
should
not
be
considered
as
an
option.
The
proposed
density
along
Victoria
Park
Avenue
should
not
be
as
high
as
the
proposed
3.0.
We
realize
that
the
provincial
mandate
of
intensification
along
avenues
are
given,
but
higher
densities
will
encourage
applications
for
tall
buildings,
particularly
when
six
storey
podiums
are
encouraged
heritage.
B
A
Afternoon,
mr.
chairman
committee
members,
my
name
is
Tony
volp
intestine,
with
those
fields,
Inc
planters
and
urban
designers
I'm
here
today,
representing
New
York,
Investments,
Limited,
Jarell,
Investments
Limited
in
Newberg
and
Dale
Construction,
who
are
owners
of
lands.
No
one
municipal
is
twenty
four.
Fifty
24:52
Sheppard
Avenue
East,
which
are
located
at
the
northwest
quadrant
of
Sheppard
Avenue
East
in
Victoria,
Park
Avenue
they're,
currently
occupied
by
the
Victoria
Park
Square
Shopping
Center,
the
existing
Plaza
was
built
in
1972,
has
approximately
95,000
square
feet
of
gfa.
A
It's
been
a
very
successful
neighborhood
Plaza,
whose
tenants
include
Food,
Basics
winners,
the
Bank
of
Montreal
and
others.
With
the
exception
of
the
petrel
Canada
Station
at
the
immediate
corner,
our
client,
our
client,
owns
what
we
believe
to
be
one
of,
if
not
the
largest
single
contiguous
mixed-use
designated
parcel
in
the
consumer's
next
planning
area.
A
I
do
want
to
emphasize
that
our
client
is
appreciative
and
grateful
to
planning
staff
and
to
the
city's
consulting
team
for
the
development
of
a
comprehensive
planning
framework
established
by
the
consumers
next
draft
secondary
plan,
given
the
major
plan
transit
infrastructure
movements.
In
addition,
our
client
recognizes
that
its
lands
have
been
appropriately
recognized
as
being
afforded
the
greatest
heights
and
densities
in
the
area
provided
in
the
draft
secondary
plan.
A
However,
due
to
limited
time
available
to
review
that
the
the
plan
itself,
there
was
plenty
of
time
to
review
all
the
supporting
studies
that
led
to
this
important
document.
Our
client
feels
that
it
hasn't
been
afforded
the
appropriate
time
to
review
and
assess
the
policies
applicable
to
its
lands
and
to
determine
the
impact
of
those
policies
on
future
development.
I
would
also
highlight
the
fact
that,
as
a
major
commercial
landlord
or
our
client
wants
to
ensure
that
the
policy
framework
applicable
to
the
commercial
and
mixed
use
areas
affords
him
the
maximum
measure
of
flexibility.
A
There's
a
lot
of
concern
on
our
client's
behalf
on
the
recent
or
latest
retail
closures,
things
like
Sears
and
Target,
and
they
feel
that
particular
attention
needs
to
be
given
to
the
nature
of
retail
related
policies
to
ensure
the
viability
and
sustainability
of
retail
uses.
It
is
our
clients
intention
to
consider
a
sizable
retail
component
into
any
future
redevelopment
of
its
lands
to
replace
it,
so
that
the
existing
plaza
consideration
is
being
given
right
now
to
supermarket
a
bank,
a
restaurant,
etc.
Just
should
emphasize
that
there's
no
current
application
before
the
city.
A
A
However,
the
draft
secondary
plan
eliminates
these
full
movement
access
points,
replacing
them
with
two
right
in
right
out
movements
just
highlight
those
in
terms
of
where
they're
located
on
the
plan
right
there
there's
a
new
public
road
being
proposed
that
will
connect
Shephard
to
Victoria,
Park
and
effectively.
The
secondary
plan
removes
those
full
access
points
and
then
replaces
them
with
right
in
right
out
limitations.
A
My
client
as
effectively
asking
this
this
committee
to
be
given
additional
opportunity
to
review
the
planned
removal
of
those
access
points
with
the
city's
own
transportation
engineers
and
its
own
engineers,
and
it
need
be.
It
may
be
appropriate
for
our
clients,
engineers
to
meet
with
staff,
to
understand
these.
A
Addition
to
to
the
matter
of
of
access,
we
just
needed
one,
a
matter
of
clarification
and
I.
Think
I
know
the
answer
to
my
question,
but
I
just
thought
it
floated
out.
There
was
the
matter
in
which
density
is
noted
on
the
schedules
I'm,
assuming
that
they're
gross
densities
and
not
net
densities,
there's
a
bit
of
confusion
because
the
implementation
section
in
section
nine
point
four
distinguishes
net
and
gross
that
emphasize
in
gross
densities.
Those
are
my
remarks.
Thank
you
very
much.
Councillor
perks,.
K
Much
mr.
chair,
hi
Tony,
so
you're
Kinnear,
the
principal
concern
I
heard
from
you,
has
to
do
with
the
transportation
and
the
access
in
and
out
of
the
sites
or
loss
of
some
signalized
intersections.
Yes,
okay
was
any
of
that
discussed
in
with
you
or
your
client,
or
described
in
any
way
in
preparation
of
the
July
2017
transportation
servicing
master
plan.
If.
A
It
was,
it
hasn't,
been
brought
to
my
attention.
I
was
not
part
of
that
of
those
discussions.
Where's
your
client,
our
client
had
another
representative
who
was
just
simply
monitoring
these
things
now
that
now
that
a
secondary
plan
gets
advanced
and
actually
has
these
restrictions
brought
to
our
attention
in
a
very
you
know,
noticeable
and
significant
way,
I'm
just
expressing
a
concern
and.
B
Then,
if
you
could
try
and
reach
out
to
our
staff
between
now
and
then
see
if
they
can
explain
the
issues
that
are
there
and
if
there's
still
an
issue,
that's
unresolved
and
try
and
contact
us
at
that
time
to
see
if
there's
some
other
changes,
because
it
is
longer
than
usual
before
it
goes
there.
Okay
and
I
see
them
shaking
their
heads
Billy
more
than
happy
to
meet
with
you
and
the
internment
trying
to
review
that
with
Thank
You.
Mr.
B
C
D
D
D
The
experts
that
have
been
retained
by
my
client
have
provided
a
number
of
findings
and
observations.
Those
are
summarized
in
more
detail
in
mr.
Stephen
D'agostino's
correspondence,
which
you
would
have
mr.
Stephen
D'agostino
is
from
my
office,
but
just
to
highlight
some
of
the
issues
and
impacts
for
your
attention
today.
The
proposed
roads.
When
you
look
at
the
background
studies,
there
is
nothing
in
the
transportation
master
plan
that
justifies
either
Road
at
this
location
or
any
other
location.
So
the
proposed
roads
are
not
justified
with
respect
to
the
parks.
D
4.1.2
of
the
final
report.
Recommendation
3
is
that
large
parcels
be
required
to
dedicate
on-site
parkland.
This
is
not
a
large
site
recommendation.
5
of
that
same
final
report
is
that
smaller
parcels
be
required
to
provide
cash
in
lieu
of
parkland
to
allow
for
the
development
of
meaningful
parks.
So
in
case
I,
just
I
can't
understand
why
there
are
two
parts
proposed
for
a
1-point
force
of
an
acre
site.
It's
a
small
site
compared
to
a
lot
of
the
other
sites.
D
Now
the
impact
to
the
proposed
site
as
a
result
of
the
road
of
the
proposed
rule,
Road
and
park
and
dedications
I,
don't
know
if
you
can
see
this,
but
our
clients,
architects,
prepared
it
and
when
you
take
out
the
road
dedications
and
the
parks,
what
you're
left
with
is
only
48
percent
of
usable
area
from
the
existing
site
area.
Now
that's
problematic
because
when
you
factor
in
setbacks,
you're
basically
left
with
no
room
to
build
what
the
city
has
envisioned
through
this
site
plan,
and
here
what
I
have
for.
D
B
D
What
we're
asking
based
on
the
foregoing
is
that
staff
be
directed
to
remove
both
the
park
and
the
the
parks
and
the
roads
that
have
been
indicated
from
the
site
plan
and
in
the
alternative
that
this
matter
be
deferred,
so
that
discussions
can
continue,
but
because
discussions
have
not
proved
successful
to
date.
I
don't
know
that
that
alternative
would
would
amount
you
to
anything.
At
this
point.
Thank.
B
D
I
have
not
attended.
The
first
meeting
I
believe
was
a.
There
are
two
meetings.
One
was
information
on
mr.
Steven
D'agostino
from
my
office
wanted
to
attend,
but
was
asked
not
to
I
believe
and
if
I'm
mistaken
staff
can
correct
me
and
then
the
follow-up
meeting
there
were
some
alternatives
being
proposed.
I,
don't
think
that
we
have
a
response
from
staff
on.
D
D
L
Good
afternoon
my
name
is
civic
coupe
Elyan
I'm,
with
the
ARS
Armenian
private
school
I.
Am
the
chair
of
the
board
I'm
just
gonna
I
understand
that
we
have
five
minutes
to
discuss
my
reputation
but
I'd
like
to
give
some
history
on
the
school,
because
it's
very
important
for
us
and
the
viability
of
the
school.
The
proposed
development
in
the
area
we
have
been
established
since
1979.
It
was
phase
two
of
the
Armenian
community
center
I.
Guess
development
phase,
two
of
the
development.
It's
it
we
are.
L
We
opened
our
doors
in
1979
with
70
students
and
currently
since
then
we
have
620
students,
a
64
staff,
member
and
almost
700
parents,
and
we
have
offerings
from
high
school
from
sorry
King
Guard
and
they
carry
King
garden
to
high
school.
We
we
understand
that
growth
is
important
for
the
City
of
Toronto,
but
we
also
recognize
that
growth
should
not
be
disruptive
and
and
work
within
the
current
ecosystem.
L
When
we
talk
to
staff
over
the
past
couple
of
years,
we
always
mentioned
that
transportation
is
very
important
to
us,
and
transportation
should
come
first
before
any
major
development
happens
in
the
area.
The
firm
the
following
are
our
concerns
to
the
for
the
proposals
I
can
replant
for
the
consumers
Road
employment
area.
So
basically,
we
have
two
major
concerns
and
both
of
them
are
related
to
health
and
safety.
Health
and
Safety
is
very
important
for
our
student
body
and
our
parents
and
I
believe
to
each
one
of
you
with
high
density.
New
development.
L
Increased
levels
of
traffic
will
directly
impact
the
well-being
of
student
community
and
raised
concerns
with
our
parents.
As
you
know,
construction
projects
go
to
three
four
or
five
years,
sometimes
from
initiation
to
end.
We
believe
that
will
disrupt
our
daily
life
and
it
will
not
be
safe
for
our
parents
to
be
in
that
area.
L
Currently,
I
don't
know
if
you've
been
in
that
area,
it
takes
anywhere
during
rush
hour
15
to
20
minutes
just
to
get
in
from
Victoria
Park
consumers
wrote
to
to
drop
off
kids
and
and
back
so
it
takes
15
to
20
minutes
and
imagine
if
you
thousands
of
thousands
of
cattle
traffic
car
traffic
in
the
area
during
rush
hour,
that
what
what
what
that
will
do
to
our
school,
the
good
luck,
the
gridlock
will
definitely
threaten
the
survival
of
our
school.
We
are
concerned
about
this
existing
traffic
congestion.
L
We
issued
or
sign
1300
petitions
to
do
with
the
2450
Victoria
Park,
Avenue,
I,
guess
application,
and
we
submitted
to
the
to
the
to
the
group
here.
We
believe
that
again,
I
repeat
that
low-to-mid
rise
makes
you
use
development,
as
suggested
by
by
the
PPS
intensification
policy
for
avenues
is
the
best
Avenue
for
this.
This
8090
hectare,
employment
land,
is
surrounded
by
highways,
401
and
404
and
401,
of
course,
with
two
sites.
L
B
M
Are
how
do
you
do?
Counselor
I
should
mention
that
my
name
was
actually
put
on
here
in
ed
her
error,
because
I
did
send
in
my
deputation
via
email
I'm,
actually
here
to
speak
about
the
ACC
and
I
decided
to
take
this
opportunity,
since
my
name
is
on
the
list.
So
just
very
briefly
go
over
a
few
points.
M
First
of
all
character
this
community
center,
the
school.
The
church
really
provides
a
great
deal
of
character
to
that
entire
area
that
neighborhood
and
so
forth.
So
it's
all
about
community,
and
it's
about
politics
too.
We
mustn't
forget
that
that
community
center
has
been
serving
every
level
of
government
to
get
its
point
across
for
campaigning
and
so
forth.
It's
been
involved
in
bringing
in
Syrian
refugees,
CBC
cameras
and
all
cameras
were
there
when,
when
the
first
influx
started
coming
in.
Why?
M
Because
this
is
a
community
that
matters
and
cares
and
has
history
40
years
40
years,
if
that's
not
long
enough
to
define
character
in
a
community
I,
don't
know
what
is
now
I'm
not
attached
to
that
immediate
vicinity
anymore,
except
for
the
fact
that,
oh,
yes,
my
aging
parents
still
take
part
in
all
these
cultural
events
with
choir
and
other
cultural
of
and
take
part
in
many
of
Toronto's
cultural
activities
representing
Armenians.
My
children
go
there
at
that
school
and
it
is
a
fantastic
place.
Let
me
tell
you
so.
M
Safety
is
something
that
I
definitely
do
not
see
addressed
in
this
this
plan,
any
which
way
you
cut
it
now.
I
am
a
thirty
year
veteran
in
animation
and
I've
done
all
sorts
of
stuff,
and
let
me
tell
you
I
know
when
I
say
you
can
model
all
you
want
and
I
know
that
planners
have
model
traffic
flow
and
and
so
forth.
It's
not
gonna
turn
that
way.
It's
just
not
gonna
turn
out
that
way.
M
Let's
look
at
Liberty
Village
I
live
downtown
by
the
way
I
when
I
say
I'm
a
citizen
of
this
city,
I'm,
an
active
citizen
of
this
city,
this
mega
city,
I,
live
and
work
downtown
I
take
my
children
all
the
way
up
there
for
school
and
I'm
very
happy
to
do
it,
because
this
is
a
place
that
really
matters
but
I
find
myself
having
to
always
fight.
This
is
the
problem
with
this
community
is
having
as
well
for
Kensington
Market
to
maintain
its
identity
for
other
aspects
of
this
city
to
maintain
its
identity.
M
Everything
has
to
be
a
fight,
and
sometimes
it's
worth
fighting,
but
when
you
consider
all
the
merits
of
the
ACC
the
church,
the
school,
its
history
really,
should
there
really
be
a
fight
and
the
reason
why
I
mentioned
that
is
because
we've
mentioned
our
points
and
we
have
not
seen
them
addressed
about
the
safety,
about
the
character
about
sticking
to
the
plans
that
were
there
earlier.
That
did
make
sense.
M
This
city
has
an
issue.
I'm
gonna,
wrap
up
very
quickly.
This
city
has
an
issue,
is
living
and
working
downtown.
When
we
talk
about
mixed-use
we're
talking
about
bait-and-switch,
let's
be
completely
honest,
a
parcel
of
land
opens
up,
they
say:
oh
we're,
gonna
have
the
three-story
building
with
food
court
and
this
and
cultural
stuff
and
then
switch
you
get
panda
loves.
M
M
B
Were
there
first
see
the
problem?
Is
you
never
trademarked
the
three
letters?
Then
you
could
have
a
then
you
could
have
afforded
anything
you
wanted
them,
but
generally
this
plan
is
and
to
some
extent
enhancing
the
Business
Park
of
the
interior
and
permitting
residential
on
the
exterior.
That's
generally,
what
is
doing
and
you're
aware
that
a
lot
of
this
types
in
the
fact
that
there
was
an
application
for
residential
that
the
city
refused
and
was
appealed
to
the
Ontario
Municipal
Board?
Yes,
it
was
approved.
B
M
The
combination
of
foot
traffic
there
is
a
hotel
that
there
is
a
bisecting
plot
of
land
between
the
army
and
community
center
and
Church
and
the
high
school
middle
school
high
school,
and
there
is
not
even
a
roundabout
that
sort
of
divides
them
as
much
as
the
community
tries
to
abide
by
the
rules.
The
patrons
of
the
hotel
and
so
forth.
Won't
necessarily
do
that.
So
you
get
people
barreling
in
and
out
you
have.
Such
people
have
been
hit
by
cars.
It's
pretty
well
documented.
So
there
is
that
issue
about
safety.
M
M
M
Going
to
be
more
traffic
at
consumers
and
Hull
crown
all
the
way
down
to
the
cul-de-sac,
no
matter
what
you
do,
no
matter,
what
sort
of
really
flying
you
put
in
that's
great:
there
should
be
a
street.
You
know
that
divides
the
two
plots
of
land,
but
it's
not
going
to
really
improve
the
safety
Mort.
More
importantly,
you
can't
have
concurrently
the
development
of
this
new
relief
line.
Mr.
M
B
Thank
thank
you
very
much.
I,
don't
have
any
other
deputies
listed
here
before
we
go
to
questions
of
staff
may
be.
The
easiest
thing
for
me
to
do
is
there's
been.
A
number
of
concerns
have
been
raised
and
there's
a
plan
in
front
of
us.
Can
you
briefly
tell
us
the
changes
that
are
being
recommended
in
to
this
area,
because
we
know
that
we
have
to
look
at
the
Official
Plan
for
it
and
how
the
concerns
are
or
can
be
addressed
from
the
people
that
have
raised
them.
N
N
So
some
of
the
ways
that
we've
done,
that
is
by
trying
to
address
issues
that
were
raised
by
all
deputy
ins
today,
like
the
lack
of
access
to
the
interior,
the
Business
Park
because
of
an
incomplete
road
network.
So
new
roads
are
a
provision
of
development
or
requirement
of
development,
whether
on-site
or
off-site
and
and
the
growth
management
strategy
speaks
to
that.
This
is
the
highest
concentration
of
office,
jobs
outside
of
the
down
Korso.
The
idea
is
that
we
need
to
support
that
employment
through
additional
amenity.
N
One
of
the
ways
we're
doing
that
is
by
providing
for
the
ability
for
commercial
retail
to
be
throughout
the
business
park
in
the
base
of
office
buildings,
but
special
permissions
for
standalone
retail
along
consumers,
Road
that
would
serve
both
the
residential
population
and
the
consumer.
Sorry
and
the
employment
population
and
transitioned
from
like
an
eight-hour
ad,
a
place
where
people
arrive,
work
and
leave
to
more
of
a
14
to
16
hour
a
day
place
again
with
the
needs
of
business,
we're
looking
at
potentially
establishing
a
business
association
and
our
colleagues
and
economic
development.
N
We're
partners
on
this
study
or
advancing
those
eventing.
Those
measures,
as
well
as
the
only
holds
that
we
are
entertaining
in
terms
of
metering
development
out
as
transportation
capacity
comes
online,
is
for
residential
development,
so
employment
development
can
continue
as
of
right
to
the
one
and
a
half
times,
as
provided
for
in
the
plan
with
limited
requirements
for
built
form
just
public
realm
support,
no
height
maximum.
N
So,
with
some
of
the
large
sites
in
the
prowl
in
the
business
park,
some
pretty
significant
buildings
can
be
constructed
in
an
as
of
right
condition
and
then
along
Shepherd
in
Victoria
Park
and
the
mixed-use
I've
already
mentioned
the
hold
requirements.
The
provisions
for
new
parks
are
generally
laid
out.
N
They
can
be
changed
through
policies
put
forward
in
the
implementation
section,
as
well
as
tailoring
specific
ideas
to
certain
locations
in
the
business
park,
so
the
highest
and
densest
uses
at
sheppard
and
victoria
park,
because
that's
where
anticipating
new
higher
order,
transit
and
transit
interchanges,
with
different
characters
being
more
contour,
different
densities
being
more
context
specific,
as
well
as
based
on
their
proximity
to
transit
and
finally,
again
transportation
capacity.
We've
heard
throughout
the
study
for
the
last
few
years
is
very
important.
B
Thank
you
and
there's
been
a
number
of
concerns
that
have
been
raised.
We
aren't
going
to
counsel
with
this
until
the
26th
of
March,
if
you're
contacted
by
the
deputies
that
were
here
between
now
and
the
next
two
weeks,
would
you
have
an
opportunity
to
review
their
concerns
and
then
to
provide
to
us
an
update
when
it
comes
to
counsel
as
to
the
meetings
that
you
had
in
any
residence
or
outstanding
issues
to.
O
Thank
you,
Thank
You.
Mr.
chair,
it's
obviously
a
very
important
area.
What
has
been
what
has
been
the
growth,
the
business
growth
in
the
last
in
the
last
few
years?
What's
been,
the
record
I
mean
I,
know
the
area
fairly.
Well,
it's
there's
a
lot
of
surface
parking.
It
is
not
a
walkable
place
now,
but
I
haven't
been
there
for
a
while,
so
I
don't
know.
Has
there
been
growth
and
new
jobs
coming
into
the
area.
N
Through
the
chair,
yes,
there
have,
there
has
been
the
major.
The
major
growth
has
been
American
Express
moved
in
office
from
Markham
to
the
atria
buildings.
Just
before
the
study
began
and
we've
been
seeing
growth,
even
though
there
haven't
hasn't
been
new
new
construction
outside
of
the
Audi
dealership
and
the
Porsche
dealership
we're
seeing
growth
in
the
existing
building
stock
as
tenants
are
making
more
efficient
use
of
of
their
space
they're,
putting
more
cubicles
in
more
Dessen's.
N
O
So
where
do
we
know
where
people
are
coming
from
and
how
they're
coming
from
into
this
area
or
they're
coming
from
you
know
so
equitably
from
all
over?
Like
you
know,
Markham
Scarborough,
you
know
North
York
or
you
know,
do
we
know
we're
people
that
are
working
in
this
area.
Where
do
we
know
where
they're
coming
from.
N
O
O
Car,
because
it's
not
particularly
well
served
by
transit
and
in
May
in
the
plan
that
get
calls
for
a
lot
of
new
streets,
and
it
calls
for
you
know
cycling
paths
I
mean
do
we
really
expect
them?
It's
a
very
ambitious
sort
of
cycling
plan
Network
that
I
that
I
see
if
I'm
reading
it
correctly
do.
We
really
expect
people
to
be
cycling
to
work
in
this
particular
area
through
the
charity.
N
The
chair,
the
the
cycling
network,
is
expected
to
attract
trips
from
within
five
to
seven
kilometres
of
which
zero
people
currently
cycle.
The
broader
transportation
moves
include
improving
shuttle
service
to
Agincourt
or
Oriole
Co
station
to
try
to
capture
some
regional
connectivity,
as
well
as
a
potential
goal,
bus
service
into
the
area
and,
of
course,
improvements
to
TTC
service
in
the
interim
condition,
with
better
bus
and
ultimately
high
order
transit
along
Sheppard.
Alright,.
O
And
once
a
quote,
you
know
higher
order
of
transit
arrives
along
Sheppard.
People
would
get.
You
know,
dropped
off
at
Sheppard
west
of
Victoria
Park
is
there?
How
do
you
envisage
people
coming?
You
know
getting
down
to
consumers
Road,
once
they're
dropped
off
or
down
to
your
clan
Boulevard
or
settlers
Road?
How
are
they
supposed
to
get
from?
You
know
sort
of
up
there
to
down
here
so.
N
There's
a
through
the
chair,
there
is
a
number
of
provisions
in
a
transportation
master
plan
about
that
last
mile
of
travel.
One
of
the
things
that
some
are
included
in
or
within
the
policy
framework
is
a
something
called
an
equal
mobility
hub
which
would
make
Bike
Share
available
or
car
share
available
for
that
last
mile.
O
So
this
is
the
the
second
use
this
is
the
report
says
it's
the
second
largest
employment
area
outside
of
the
downtown
area.
How
will
how
will
this
compared?
Maybe
and
I-
don't
know
if
you
know
this,
maybe
somebody
else
know
this.
How
will
this
compare
to
the
first
in
terms
of
employment
and
residential
to
the
first
Gulf
area,
once
that's
fully
developed
out.
O
K
B
B
The
acting
chief
planner
executive
director,
City
Planning
consult
with
deputy
to
report
directly
to
City
Council,
if
necessary,
with
any
further
recommendations
as
appropriate
and
I'm
moving
that
so
those
of
you
that
still
have
concerns
on
behalf
of
the
acting
chief
planner,
it
will
be
the
staff
and
what
expect
early
meeting
with
you.
But
if
there's
a
way
to
resolve
the
issues
or
to
understand
them
better,
we'll
do
that
if
it's
requirement
for
additional
information
we'll
get
that
for
Council.
B
If
we
can't
resolve
everything,
there'll
be
a
determination
by
Council
as
to
how
we
should
go
forward
when
it
gets
there.
So
I
and
I'm
supportive
of
the
staff
recommendations
in
regards
to
the
consumers
and
next
Business
Park
and
let's
transpire
their
knowing
of
it
for
a
long
time.
The
fact
that
we've
actually
had
new
businesses
move
in
there.
Recently,
in
the
last
few
years
is
terrific.
There
is
a
need
for
office
space
outside
of
the
core,
but
to
establish
an
office
environment
is
very
difficult
because
the
demand
is
often
for
people
to
go
downtown.
B
I
know
major
corporations
that
have
their
offices
now,
Midtown
that
were
even
thinking
of
going
downtown
and
that's
the
environment
in
the
city
itself
has
land
in
other
areas
that
could
be
used
for
offices
and
it's
difficult
to
start
that
so
from
a
city
perspective,
city
building.
We
want
to
really
try
to
make
enhance
this
area
with
the
office
environment,
the
residential.
B
You
understand
the
history.
There
was
a
site
on
Sheppard
Avenue
that
was
supposed
to
be
employment
lands
and
at
the
internal
municipal
board
they
allowed
residential
and
once
one
is
opened
up,
other
applications
come
in,
so
the
city
has
had
to
respond
to
that
by
looking
at
how
we
would
deal
with
both
maintaining
the
employment
uses
in
the
interior,
but
allowing
on
the
main
streets.
B
The
residential
uses
that
have
now
been
and
that
approval
process
was
usurped
from
the
city
by
the
province
by
saying
it's
okay
to
do
it
so
we're
trying
to
deal
with
that
as
it
goes
forward
and
I
think
it's
a
good
plan,
but
I
would
you
know
suggest
that
any
of
you
that
wish
try
to
resolve
the
issues
I
understand.
My
colleague
has
also
going
to
look
at
studying
some
further
extension
of
the
subway
to
Victoria,
Park
and
so
I.
B
Don't
have
to
speak
twice
when
the
separate
subway
was
first
approved,
it
was
supposed
to
go
to
Victoria
Park,
and
that
was
supposed
to
be
the
terminus
for
it.
At
the
time,
though,
the
funding
was
only
approved
to
get
it
to
Don,
Mills
Road
and
hence
it
was
constructed
there,
but
the
vision
was
to
bring
it
past.
The
Don
Valley
to
service
this
area
and
maintain
it
in
the
office
he's
an
give.
The
interconnectivity
that's
there.
B
So
if
one
of
my
colleagues
is
moving,
that
issue,
I
think
it's
incumbent
upon
us
to
at
least
take
a
look
at
it
because
it
might
be
quite
advantageous
not
only
to
serving
this
area
but
other
areas
at
some
future
time
if
the
line
was
actually
extended
to
there
and
if
an
LRT
goes
along
Sheppard
to
start
from
that
point,
as
even
to
put
an
LRT
in
to
access
the
subway
station.
That's
currently
at
Don,
Mills
you're
gonna
have
to
tunnel
anyways.
B
So
the
real
question
is:
how
do
you
do
it
so
I,
don't
think
it's
unreasonable
to
allow
that
issue
to
be
viewed
in
a
manner
to
look
at
it
in
a
positive
environment
and
see
if
there's
a
basis
or
merit
for
it.
So
if
that
motion
comes
forward,
I'll
would
be
supporting
it
councillor
perks.
Did
you
have
a
question
of
me
as
to
move
with
emotion?
Yes,.
K
B
O
And
thank
you
mister
I.
Do
it
so
I
do
have
a
motion
and
as
I
and
I'll
just
read
that
out
that
council
requests
the
acting
chief,
planner
and
executive
director
city
planning
to
report
in
the
future
construction
of
the
higher
order
of
transit
into
the
consumer's
Road
Business
Park,
including
the
feasibility
of
extending
the
Sheppard
subway
line
line
3
to
the
consumers,
Road
Business
Park
and
a
class
5
estimate,
with
specific
reference
to
potential
ridership
from
the
separatist
Shepherd
subway
line
the
number
of
employees
serving
the
consumer,
Road
Business,
Park
and
potential
residential
growth.
O
So
there
are
innumerable
number
of
of
transit
priorities
and
plans
that
we've
considered
I've
been
told
a
number
of
times
by
staff
that
they
will
come
back
to
us
with
a
list
that
we
will
have
to
prioritize.
There's
the
the
Finch
West
LRT
as
being
as
is
going
to
be
constructed
to
Shepherd
East
LRT,
there's
the
downtown
relief
line
north
and
south
there's
the
waterfront
transit.
There's
talk
about
the
Eglinton
West
LRT.
There's
work
being
done
on
all
of
these
in
various
fashions
and
forms.
O
I
really
believe
that
the
City
Council
has
to
make
a
determination
and,
of
course,
there's
the
Sheppard
subway,
which
we're
waiting
for
further
costing
City
Council
will
have
to
make
a
determination,
if
not
this
council,
then
early
in
the
next
council
as
to
what
the
priorities
are
and
and
how
we
proceed.
This
to
me
just
makes
sense.
This
is
the
second
largest
employment
area
in
the
city.
The
the
Sheppard
line
ended,
probably
were
it
did
and
I'm,
not
necessarily
saying
I'm
an
advocate
advocate
for
it.
Without
the
information
I
would
like
to
see
the
information.
O
What
I
heard
today
is
that
a
lot
of
people
actually
are
coming
from
Markham.
A
lot
of
people
are
coming
from
Scarborough,
maybe
maybe
it
won't
make
sense
to
extend
the
line
from
where
it
is
now
out
here,
but
I
know
that
the
Shepard
line
as
it
is
now,
is
the
most
underutilized
line
of
the
of
the
four
lines
on
the
TDC
in
in
the
future.
O
O
You
know
the
people
of
Toronto
the
best
possible
Network
and
have
a
clear
understanding
of
what
that
best
possible
network
might
be,
and,
in
my
view,
not
studying
an
extension
of
the
subway
would
be
a
mistake
and
not
having
a
look
at
it.
So
that's
that's
my
that's
my
motion.
This
is
a
very
important
area.
I,
you
know,
I,
don't
know
how
in
twenty
five
years
it
will
look
and
how
this
particularly
will
be
served.
The
last
order,
or
the
last
mile
of
transit
is
one
that
is.
O
That
is
difficult
for
an
area
like
this,
because
if
you
are
dropped
off
at
Victoria,
Park
or
you
are
dropped
off
at
Sheppard,
getting
down
into
the
sort
of
the
hub
is
difficult.
Getting
people
to
to
change
their
patterns
when
they
have
to
move
into
the
area
and
abandon
the
car
is
gonna,
be
difficult
and
that'll
always
be
a
challenge.
Those
are
my
comments.
Mr.
mr.
chair.
K
Thank
you.
First
I
wanted
to
offer
my
sincere
thanks
to
the
planning
staff
who
worked
on
this.
This
is
an
incredibly
robust
piece
of
work
and
you
know
listening
to
the
deputies
I
can
understand.
You
were
navigating
a
minefield.
Well
done.
This
is
important
and
necessary,
work
that
you've
done
and
and
it's
for
a
part
of
the
city
that
really
does
need
some
some
clearer
thinking
in
terms
of
planning
directions.
So
thank
you
for
that
and
I'll
be
supporting
councillor
shiners
motion.
K
It's
it's
always
good
to
keep
the
conversation
alive
and
to
see
if
we
can
make
an
improvement
not
being
said.
There
are
some
conversations,
though,
that
are
just
exhausting
councillor
campbell
mentions
that
he
has
no
idea
what
this
area
will
look
like
in
25
years,
and
I
was
thinking
about
that.
Have
I
been
dealing
with
transit
plans
on
sheppard
avenue
for
25
years?
I
realized
the
answer
was
no.
K
In
fact,
I've
spent
30
years
dealing
with
transit
plans
for
Sheppard
Avenue,
going
back
to
the
provincial
rapid
transit
expansion
program,
which
initially
proposed
this,
and
not
everyone
in
this
room
will
know
but
I
actually
filed
with
the
province
of
Ontario.
When
the
original
Sheppard
subway
was
proposed
to
request
for
an
environmental
assessment
hearing,
because
the
passenger
volumes
did
not
justify
a
subway
now
the
government
of
the
day
didn't
support
that,
but
the
facts
of
today,
25
years
later,
do
you
know,
go
stand
at
the
Saren
station.
K
If
you
want
to
see
what
a
mistake
in
subway
station
looks,
like
apologies,
councillor
shiner,
we
have
studied
and
studied
and
studied
and
studied
and
studied
this.
There
is
only
one
corridor
in
the
entire
City
of
Toronto,
where
more
effort
has
been
spent
achieving
less
and
that's
the
one
Scarborough
town
centre.
K
Don't
say
it's
the
down
the
number
one
priority,
because
the
mayor
said
it's
the
number
one
priority,
although
he
did
I
say
it's
the
number
one
priority,
because
City
Council
received
a
report
saying
it
was
the
number
one
prior
councillor.
Campbell
was
on
council
when
that
happened.
We
have
had
report
after
report
about
what
our
priorities
are
for
a
transit
network
and
the
only
thing
that
makes
it
difficult
for
us
to
be
able
to
hold
to
those
priorities
is
that
it
seems
every
two
or
three
months.
K
Some
member
of
council
comes
up
with
a
new
idea
and
throws
it
into
the
hopper
and
says:
let's
reprioritize
frankly,
I
get
embarrassed
when
I
go
back
into
my
community
and
talk
about
how
transit
planning
is
done
by
members
of
this
council.
We
have
real
work
to
do
saying.
Well,
why
don't
we
bury
Eglinton
west
or
why
don't
we
consider
changing
the
light
rail
to
a
subway
on
Sheppard
or
in
1990?
We
had
this.
A
different
idea
puts
us
onto
a
merry-go-round
where
nothing
moves
forward,
except
motions
that
waste
off
time.
B
So,
with
the
committee's
permission,
I'd
like
to
speak
a
second
time
on
the
issue
of
the
subway
in
as
much
as
I
said
politely
earlier,
that
the
first
leg
was
supposed
to
go
to
consumers
Road.
And
if
you
talk
about
a
subway
that
isn't
picking
up
all
the
ridership
you'd,
like
the
least
you
try
to
do,
is
to
look
at
the
option.
B
B
It
is
horrid
horrible
experience
to
try
and
get
along
there
and
the
residents
of
the
community
that
I
represent
suffer
every
day
of
the
week,
trying
to
get
to
and
from
their
home,
because
Sheppard
doesn't
move,
and
yet
they
ask
why
we're
permitting
more
development
in
the
area
and
that
traffic
isn't
from
the
existing
or
the
new
development.
It's
from
all
stood
outside
outside
pressures
that
are
there.
B
We
know
and
as
the
deputy
city
managers
from
Markham
residence,
so
it's
probably
his
fault
when
he
was
there,
but
the
development
that
has
taken
place
between
Bayview
and
Shepherd
would
not
have
taken
place
without
the
subway
being
there.
Those
people
that
do
go
to
work
and
the
day
they
get
on
the
subway
in
the
morning
and
go
to
Yonge
Street
to
go
downtown
or
uptown.
It
is
well
used
by
the
residents
that
are
there.
There
is
a
community
there.
B
That's
worthy
of
looking
for
the
extension
from
Don
Mills
to
Victoria
Park,
if
you're
going
to
terminate
it
there
and
not
even
suggesting
what
the
extension
might
be
from
Victoria
Park
out
to
the
Scarborough
town
centre,
wrenching
that
issue
and
if
you
don't
want
to
look
at
that,
then
you're
not
allowing
the
plans
that
were
actually
put
forward
by
cities,
transportation
staff
in
the
past,
which
is
what
was
there
fairly?
It's
not
one.
That's
made
up
by
my
colleague.
B
B
So
we
have
the
motions
that
are
there
counselor
my
motion
first
for
consultation
for
their
consultation,
all
those
in
favor
opposed
that's
carried
counselor
Campbell's
motion,
all
those
in
favor
opposed
that
doesn't
carry.
The
item
is
amended.
All
those
in
favor
opposed
none
that
carries.
Thank
you.
The
next
item
that
we
have
is.
B
B
C
Thank
you
and
thank
you
very
much
chair
for
moving
the
motions
that
I
gave
two
earlier
today.
In
particular,
looking
at
the
the
city
lands
that
exist
there,
we
have
quite
a
few
city
lands
about
20-some
acres
that
have
quite
a
large
important
role.
As
far
as
city
services
are
concerned,
there
is
parks,
as
their
transportation
is
their
licensing
and
services,
licensing
and
standards
and
solid
waste.
So
it's
not
for
everybody
who
lives
in
the
south
end
of
the
city.
C
This
is
an
important
issue,
because
relocating
these
successfully
to
be
able
to
service,
the
city
is
very
important.
The
other
is
looking
at.
This
will
be
one
of
the
first
times
that
create
teo
itself
will
have
this
large
28
acre
site
in
order
to
play
this
role
around
these
lands
and
getting
them
the
services
relocated
and
looking
at
the
master
planning
might
look
like
we'd,
be
very,
very
interested
in
that,
and
the
other
is
should
really
make
sure
that
there's
film
friendly
designs-
and
this
was
brought
to
my
attention,
mr.
C
chair
a
little
while
ago,
that
if
buildings
are
built
in
a
certain
way-
and
they
have
outlets
and
things
with
them,
then
there
won't
be
or
need
to
run
cables.
It
would
be
kind
of
a
very
smooth,
almost
a
film
set
on
the
go,
and
then
we
have
a
very
beautiful
building
that
matches
the
one
that's
down
by
the
Berkley
theater,
which
we
also
own,
which
is
the
like
51
division.
It's
an
old
consumers,
gas
building,
it's
a
heritage.
C
Building
parks
is
in
there
now,
and
this
asked
for
the
general
manager
of
Culture
Division
economic
development
culture
to
start
looking
at
what
role
that
might
play
is
very
exciting.
Anchor
role
in
this
new
district
for
cultural
uses
very
definitely
things
the
city
would
be
able
to
support
and
to
be
a
good
incubator.
C
B
Right,
any
members
of
committee
wish
to
speak.
I'm
gonna
place
the
motion
on
behalf
of
my
colleague,
councillor
Fletcher.
What
you
saw
a
moment
ago
so
on
and
I
will
move
the
staff
recommendations
as
well,
so
on
the
amendment
that
I'm
moving
all
those
in
favor
any
opposed,
that's
carried
and
on
the
item
as
amended.
All
those
in
favor
opposed
that's
carried.
We
know
I.
C
Just
have
one
other
minute,
mr.
chair,
just
to
thank
the
staff,
for
this
is
a
massive
file
and
we
know
that
and
I
think
we
all
know
and
I
didn't
read
it
that
it
has
the
Gardner
take
down.
It
has
the
mouth
of
the
dawn,
their
naturalization
of
the
river.
It
has
the
smart
track
station,
the
relief
line
station-
you
name
it
it's
happening
in
this
particular
location,
so
it's
a
very
thick
cumbersome
file
and
working
very
hard
doing
a
very
good
job.
C
It
is
also
it
is
an
entirely
discrete
employment
area
and,
of
course,
there
are
many
developers
that
would
like
to
get
their
hands
on
it
for
other
reasons,
rather
than
simply
jobs,
but
we're
managing
to
be
very
clear
that
this
is
a
job
zone
for
up
to
50,000
jobs,
an
exciting
area
in
the
city
and
possibly
one
of
those
sites
where
a
very
large
large
enterprise
might
be
able
to
locate
at
some
point.
So
thank
you
for
indulging
me
next.
B
E
Good
afternoon,
chair
and
members
of
the
planning
growth
management
committee,
for
those
of
you
who
may
not
know
me,
my
name
is
Danielle
Chen
and
I'm.
The
senior
manager
policy
and
government
relations
at
the
building
industry
and
land
development
association
build
represents
1,500
member
companies,
which
includes
800
plus
individual
members
that
comprise
of
the
Toronto
chapter
built
I,
appreciate
the
opportunity
to
speak
to
you
today
about
the
city's
townhouse
and
low-rise
apartment
guidelines.
E
Firstly,
I
want
to
thank
cherish
Reiner
and
the
members
of
this
committee
for
allowing
additional
time
to
consult
with
planning
staff
from
the
last
meeting.
This
additional
time
allowed
us
to
have
two
key
meetings
with
staff
in
December
and
in
January,
and
I
also
want
to
take
the
time
to
thank
staff
for
their
dedication
to
this
additional
time.
As
you
may
recall,
builds
working
group
has
been
actively
engaged
in
this
process,
since
it
was
first
introduced.
E
E
Ultimately,
we
want
to
see
this
type
of
gentle
density
happen,
to
support
the
missing
middle
and
in
an
effort
to
deliver
housing
that
is
more
affordable
and
that's
why
we
have
stayed
so
close
to
this
review
throughout
the
process
when
I
was
last
when
I
was
last
deep.
Yuting
at
committee
on
this
item,
I
talked
about
some
of
the
concerns
which
included
the
setbacks,
separation
distances
and
spatial
requirements,
as
our
members
felt
that
it
basically
works
again.
The
efficient
and
feasible
delivery
of
this
housing
type
that
is
typically
entry-level.
E
That
concern
remains,
but
I
think
it's
fair
to
say
that
the
tone
and
the
introductory
how
to
read
these
sections
section
of
the
guidelines
is
much
improved
to
allow
for
instances
where
not
all
the
guidelines
haven't
met,
but
the
overall
intent
is
achieved
and
there's
also
been
some
positive
clarification
points
added
as
it
relates
to
the
balancing
of
needs,
affordable
housing,
transit,
supportive
development
and
family
size
units.
By
adding
these
key
issues
and
objectives
going
forward.
E
We
definitely
support
the
direction
to
monitor
for
two
years
the
effectiveness
of
these
guidelines
and
we
support
the
direction
to
conduct
staff
training
sessions
and
we're
also
supportive
of
the
approach
to
seek
outside
departmental
direction
in
cases
where
the
application,
due
to
its
complexity,
may
result
in
conflicting
priorities.
These
are
all
very
good
and
supportable
objectives
in
closing.
E
I
want
to
leave
you
with
the
overall
sentiment
that
the
guidelines
were
not
are
not
perfect
from
the
industry's
perspective,
but
they
are
better
than
they
were
in
its
November
version,
and
that's
because
meaningful
dialogue
happened
in
the
in
the
last
two
months,
more
meaningful
than
it's
been
in
the
last
two
years,
and
that's
thanks
to
staff,
and
that's
thanks
to
this
committee,
so
I
do
want
to
I
want
to.
Thank
you
for
that
time.
B
E
Q
Good
afternoon,
so
my
name
is
Chris
Volk
I'm,
a
member
of
housing
matters.
We
are
a
group
of
Torontonians
who
advocate
for
increased
housing
supply
to
address
the
housing,
availability
and
affordability
crisis,
that
is,
pricing,
many
young
people
and
middle-class
families,
that
of
the
city.
We
take
very
seriously.
Q
The
common
sense
notion
that
if
we
want
more
people
to
have
housing
in
Toronto
we're
going
to
need
to
build
more
housing
through
land-use
rules
that
constrain
supply,
we've
made
it
effectively
impossible
to
build
enough
new
housing
in
Toronto
to
accommodate
our
rising
population
and
new
household
formation.
This
is
why
we
have
a
1.1
rental
vacancy
rate.
It's
also
why
prices
continue
to
rise
so
rapidly.
Q
The
townhouse
and
low-rise
guidelines
are
of
particular
interest
to
us,
as
they
address
the
so-called
missing
middle
meaning,
those
housing
types
that
are
ideal
for
introducing
family
friendly
ground
oriented
and
gentle
density
into
our
neighborhoods.
It
is
from
this
perspective
that
we've
reviewed
these
guidelines.
We
believe
that,
though
many
of
the
items
included
may
be
desirable
when
applied
judiciously
to
individual
projects
when
taken
as
a
whole
and
blanketed
across
the
whole
city.
They
risk
acting
to
further
constrain
the
supply
of
these
desperately
needed
housing
types
by
their
nature.
Q
Q
For
example,
the
provisions
to
introduce
breaks
the
townhouses,
every
36
meters
and
the
guidelines
or
outdoor
amenity
space
for
projects
of
20
units
or
more
while,
no
doubt
easily
defended
individually
on
their
merits,
can
render
render
otherwise
they're
desirable
projects
on
economic
when
faced
with
a
housing,
availability
and
affordability
crisis,
we
must
consider
these
possible
consequences.
Each
added
provision
shrinks
the
number
of
sites
and
sites
in
Toronto
that
might
be
suitable
for
this
type
of
development.
Taken
as
a
whole,
these
guidelines
can
act
against
the
interests
of
viable
intensification
under
these
new
guidelines.
Q
Manhattan's
Upper,
West,
Side,
Brookins,
Park,
Slope,
London's,
Kensington
and,
in
fact,
most
beautiful
and
desirable.
Low-Rise
neighborhoods
and
major
global
cities
would
not
be
approved
in
the
background
section
of
the
guidelines.
A
number
of
key
issues
are
listed.
These
include
references
to
fit
in
transition
to
existing
neighborhoods
parks
and
open
space
setbacks
in
general,
facing
distances,
quality
design
and,
more
importantly,
these
also
include
a
directive
to
encourage
affordable
and
transit
supportive
housing
developments
with
a
range
of
building
types
and
unit
sizes
appropriate
for
families.
Q
We
believe
that
this
point
in
particular,
should
act
as
the
primary
objective
of
these
guidelines.
How
do
we
maximize
the
potential
of
well-situated
underused
land
in
our
city
to
create
homes
for
people
circling
back
to
amenity
spaces,
although
these
are
required
for
our
zoning
bylaws
and
are
not
introduced
by
these
guidelines?
We
should
acknowledge
that
these
types
of
nice-to-have
spaces
can
work
against
the
provision
of
added
housing
in
any
development.
Valuable
land
dedicated
to
amenity
spaces
reduces
the
space
available
for
homes
which
increases
cost
per
unit.
Q
They
also
introduced
a
residents
new
cost
to
maintain,
while
shared
outdoor
space,
including
areas
for
pets
and
playgrounds
for
children,
are
absolutely
central
to
the
enjoyment
and
quality
of
life
in
an
urban
environment.
These
guidelines
represent
a
missed
opportunity
to
acknowledge
that
these
spaces
are
often
best
provided
more
centrally
and
might
not
be
necessary
for
every
project
of
20
units
or
more.
This
is
the
type
of
flexibility
and
recognition
of
priorities
that
the
guidelines
should
provide
to
be
using
complement
with
zoning
bylaws.
Q
Family-Friendly
does
not
necessarily
mean
one
playground
for
X
number
of
townhomes,
but
it
does
mean
being
able
to
afford
a
home
for
your
family
at
all.
Further
to
this
point,
one
stated
purpose
of
the
guidelines
is
to
establish
a
balance
between
the
protection
of
stable
residential
neighborhoods
and
heritage
features,
while
allowing
for
appropriate
infill
development
and
intensification.
This
is
one
of
the
main
conflicts
that
arises
with
planning
in
any
city,
and
we
believe
that
when
a
compromise
must
be
made,
the
balance
should
be
struck
in
favor
and
of
encouraging
infill
and
intensification.
Q
We
should
not
continue
to
prioritize
the
concerns
of
established
home
owners
over
those
of
renters
and
new
home
buyers.
We
must
look
forward.
We
have
an
opportunity
here
to
cement
the
priority
of
increasing
availability
and
affordability
of
housing.
To
that
end,
we
request
that
you
take
our
feedback
into
consideration
when
implementing
these
guidelines,
when
training
staff
on
how
to
interpret
and
enforce
them
and
when
evaluating
development
proposals
and
weighting
the
various
trade-offs
involved.
Thank
you.
K
You
for
your
comments,
they're
very
helpful
and
I'm
glad
to
hear
that
there
are
people
out
there,
arguing
that
we
need
some
more
intensification
in
in
stable
neighborhoods
that
that
happens
in
my
part
of
the
city,
but
not
everywhere.
You
know,
I
was
wondering
there.
There
are
two
different
versions
that
exist.
One
was
the
one
that
we
saw
in
November
and
one
that's
here.
Some
specific
things
that
have
been
changed
from
the
November
version
is
to
take
out
some
of
the
language
that
was
to
put
in
affordable
units
and
make
them
just
family
units.
Q
We've
we've
Kevin
analyzed
the
the
new
guidelines.
One
thing
that
we
think
that
was
added
in
the
latest
version
was
the
directive
to
encourage
affordable
and
transit
supportive
housing,
our
organization
as
a
whole.
We
focus
on
housing,
affordability,
meaning
the
affordability
of
a
market
rate,
housing
and,
and
that's
kind
of
what
we're
we're
focused
on
here.
K
So
select
so
I
I
appreciate
that.
But
if
you
look
so
say,
for
example,
looking
at
the
attachment
where
they
show
the
changes,
that's
an
attachment
to
the
first
two
things
that
they're
stated
they're
actually
watered
down
the
requirement
for
affordable
housing
compared
to
the
last
version.
Does
that
meet
with
your
organization's
mandate
or
so.
B
R
Good
afternoon
now,
catholic,
I
know,
and
members
of
committee
pleased
to
be
here
to
represent
kathy
mcdonalds
kochi.
Oh
geez
wasn't
able
to
come
representing
the
Federation
of
North
Toronto
resident
associations.
We
are
an
organization
of
about
thirty
resident
associations
in
North,
York
and
North
Toronto.
R
We
want
to
express
our
support,
a
strong
support
for
the
staff
recommendations,
the
City
Council,
including
the
the
townhouse
and
low-rise
guidelines
and
their
implementation.
We
especially
appreciate
certain
aspects
of
the
Garland's,
especially
the
contextual
approach,
showing
the
evolution
and
the
relationship
between
the
various
type
ologists
of
townhouses
and
how
they
sort
of
morph.
You
know
through
adding
back
and
front
and
behind
and
so
on,
in
a
very
sort
of
a
systematic
way.
R
You've
you
graphically
expressed
in
a
way
that
the
folks
can
understand
I,
think
and,
secondly,
the
principled
approach
to
the
statements
of
intent
and
direction
the
requirements,
the
new
requirement
for
a
block
context,
analysis
on
large
sites.
So
you
actually
see
what
what
the
the
surrounding
neighborhood
is
about
in
more
than
just
a
textual
way.
The
attractive
ability
of
the
proposed
actions
which
preme
seem
pretty
sound
and
and
the
use
of
case
studies
and
finally,
the
the
clear
organization
of
the
report
and
the
use
of
graphical
presentations.
R
We
have
one
matter
that
we'd
like
to
raise
to
this
committee.
It's
the
matter
in
one
sense
as
a
matter
of
detail,
but
it's
a
matter
of
some
importance.
The
the
guidelines
have
been
revised
to
incorporate
several
comments
from
build.
Most
of
those
we're
fine
with.
We
do
strongly
object
to
some
additional
language
in
the
introduction.
The
section
called
how
and
where
the
guidelines
apply.
R
R
The
there's
a
use
of
use
of
the
word
balancing
of
the
need
for
new
development
to
enhance
and
fit
within
the
area
context
and
to
accommodate
housing
in
a
growing
city.
That
language
is
problematic.
The
the
guidelines
are
intended
as
design
guidelines,
not
as
land-use
policies.
They
primarily
deal
with
questions
of
how
a
project
will
be
developed,
how
how
town
houses
will
be
developed
not
with
what
they
are
and
where
they
are,
which
are
dealt
with
in
the
Official
Plan
in
secondary
plans
and
in
zoning
bylaws.
R
We
contend
that
the
balancing
is
a
higher
order
of
business
that
should
be
done
to
official,
planned
policies
and
implemented
by
zoning.
Bylaws
guidelines
cannot
be
allowed
to
circumvent
the
Official
Plan,
but
must
be
used
to
guide
its
implementation
in
a
local
context.
So
we
respectfully
request
some
amendments
to
the
to
the
specific
wording
on
page
in
a
couple
of
places
on
page
9,
to
revert
in
fact
to
the
original
staff
recommended
wording.
R
As
such,
it
is
important
to
ensure
that
new
development
will
enhance
and
fit
within
the
local
area
context,
and
and
secondly,
that
the
guidelines
are
intended
to
provide
a
degree
of
certainty
and
clarity
of
common
interpretation.
However,
as
guidelines
they
should
be
afforded,
they
should
also
be
afforded
some
flexibility
in
application,
particularly
when
looked
at
cumulatively.
We
believe
these
guidelines,
when
applied
by
the
city
and
by
the
industry
working
together,
will
enhance
the
livability
of
the
projects
for
residents
and
the
quality
of
the
public
realm
for
the
community.
B
R
The
question
really
when
we
there's
been
a
little
bit
of
discussion
with
Caravan
buckets,
but
a
question
of
how
do
you
know?
How
do
you
make
changes
to
the
actual
product?
The
four
recommendations
we're
supporting
it's
just
a
matter
of
you-
know
detailed
wording
within
the
actual
guidelines
when
they
go
out
the
door
to
the
public
as
a
finished
document
and
whether
that's
done
by
discussions
with
staff
or
whether
you
want
to
make
a
motion.
That
obviously,
is
up
to
you.
Okay,.
B
Thank
you
so
before
we
go
to
questions
of
staff
since
the
last
time
it
was
here
and
on
a
number
of
occasions,
there's
been
opportunities
for
discussions
with
representatives
of
the
industry
and
others.
There
are
some
changes
that
are
here,
and
there
are
some
advice
as
to
how
you
plan
to
implement
this.
So
do
you
want
to
take
a
few
minutes
to
tell
us
the
changes
that
were
made,
whether
they're,
considered
minor
or
major,
and
how
you
plan
to
implement
these
as
they're
guidelines?
They're,
not
official
plan
policy.
F
Yes,
hello,
sorry
through
the
chair,
since
these
were
before
the
committee
in
November,
we've
done
a
number
of
minor
changes,
I
would
say
in
terms
of
the
content.
The
most
substantive
action
that
we've
taken
is
some
additional
consultation
we
met
with
build
on
two
occasions.
We
met
with
consulted
with
font
rhyme
with
the
Bayview
Village
residents
Association.
F
Having
done
that
additional
consultation,
we
did
make
some
minor
changes
to
the
content
of
the
guidelines
themselves.
To
my
mind,
they
don't
change
the
overall
direction.
They
they
keep
they
what
they
do
is
they
the
changes
clarify
their
status
as
guidelines
that
are
meant
to
be
guided
by
the
overarching
official
plan
so
that
the
wording
does
give
clarity
to
that
intent.
In
my
opinion,
some
of
the
other
changes
we
made
where
we
were
more
specific
in
the
kinds
of
issues
that
we
will
be
monitoring
over
the
next
two
years.
F
There
was
a
discussion
about
dips,
so
we
agreed
to
add
that
into
the
monitoring
that
will
occur
over
the
next
two
years.
We
also
got
more
specific
about
the
kinds
of
staff
training
that
will
be
undertaken.
So
while
these
are
basically
a
refinement
of
the
existing
infill
townhouse
guidelines,
we
did
feel
that
staff
needed
to
be
trained,
so
that
will
be
out
talking
to
staff
and
training
them
about
the
use
and
the
intent
of
these
guidelines
and
I
would
say.
F
K
K
I'm
looking
at
the
attachment
to
the
very
first
thing
that
the
change,
the
one
that
refers
to
page
8
sub
I,
it
looks
to
me
like
the
language
that
was
taken
out-
is
that
you're
no
longer
requiring
that
there
there
be
a
provision
for
a
good
fit
with
and
transition
to
existing
neighborhoods.
Am
I
understanding
that
correctly.
K
F
C
C
C
K
F
The
intent
was
to
offer
clarity
about
how,
when
they
you,
they,
these
guidelines
get
used
and
the
it
was
to
recognize
that
they
need
they
need
to
be
balanced.
In
some
cases,
not
all
guidelines
can
be
met
in
full.
However,
a
development
may
be
acceptable
and
it
respects
the
official
plan.
So
it
was,
it
was
reverting
back
to
the
intent
of
the
official
plan
in,
in
some
cases,
we're
not
every
single
guideline
can
be
met.
I
would.
P
Just
add
to
that
that
are
certainly
are.
This
is
reflecting
our
lived
experience
in
the
last
10
or
15
years
with
townhouse
projects,
and
we
have
this
a
lot
with
the
mid-rise
guidelines
as
well
that
we
may
have
occasion
where
you
can
meet
90%
of
the
guidelines.
So
it's
it's
really
just
reflecting
the
reality,
a
practice
that
we
try
and
aspire
to
meet
as
many
guidelines
as
possible,
but
we're
ultimately
responding
to
the
development
criteria
that
are
set
out
in
the
Official
Plan.
That's
the
that's!
That's
the
framework
that
we
have
to.
P
K
K
See,
okay,
that
penny
just
dropped
on
the
one
referring
to
page
20
d3
is,
if
I
understand
what
happened
here,
the
when
we're
orienting
perpendicular
to
a
street,
the
preference
was
that
they
be
a
pedestrian
Mews,
but
the
language
introduced
here
adds
something
says
or
in
some
cases
a
private
drive.
So
this
effectively
changes
what
was
proposed.
So
when
there
was
a
perpendicular
Mews
renting
off
it,
that
would
have
been
pedestrian
in
the
previous
one,
and
now
it
can
be
a
driveway
have
I
understood
that
change
correctly.
C
K
B
P
P
H
Because
I
haven't
asked
you
to
review
the
cases,
but
I
believe
the
main
reason
we
lost.
Those
cases
was
because
of
inconsistent
wording
where
we
said
that
townhouses
were
permitted
in
neighborhoods
where
appropriate,
and
that
was
taken
as
though,
if
you
say
townhouses
are
permitted,
we're
just
going
to
say
they're
permitted,
perhaps
over
stating
or
oversimplifying,
but
decide
the
gist
of
why
we
lost
those
cases.
A
C
O
You,
okay,
so
on
page
34
we
have
page
34,
so
you
can
go
to
the
you
can
go
to
the
appendix
I
guess
appendix
2,
or
you
can
actually
go
to
page
34
of
this
right
and
it
so
it.
The
original
version
had
generally
provide
breaks
between
buildings,
every
36
meters
based
on
units
etc,
and
that's
deleted
now.
Just
like
a
an
explanation:
I've
had
some
townhouse
developments
go
up
in
my
area
recently,
where
I
think
that
I
think
there's
breaks,
but
why
would
we
not
carry
on
with
that
recommendation.
O
When
our
spot
response
is,
do
not
delete
the
under
yes,
correct,
okay,
okay,
all
right!
So
that's
fine!
So
so
that
so
that's
something
we're
still
insisting
on
it,
got
it
okay
and
it's
the
same.
I
guess.
The
same
is
true,
because
there's
a
recommendation
that
that
sorry,
the
previous
page
for
page
28,
rationale,
paragraph
2,
Newton,
it's
at
the
bottom
of
the
previous
page
new
streets
in
Lane
should
be
public
and
they
said,
delete
that
and
we
still
are
insisting
on
pub
or
we
would
like
to
public
streets
as
part
of
a
guideline.
K
C
C
K
C
C
F
K
I
have
with
out
some
townhouses
are
configured
that
I
do
not
believe,
is
protected
against
in
these
guidelines
and
that's
the
issue
of
having
multi
entrance
bays
from
an
urban
design
point
of
view
from
the
point
of
view
of
the
attractiveness
to
the
street,
from
the
point
of
view
of
avoiding
clutter
from
the
point
of
view
of
matching
the
form
that
exists
in
other
places
in
the
city
of
Toronto.
Is
it
not
the
case
that
having
multi
entrance
bays
is?
Is
bad
urban
design.
F
K
Is
the
effect
of
eliminating
those
multi-unit
bays
going
to
be
for
some
that
you
would
force
ever
a
number
of
units
to
use
a
single
door
which
would
create
a
common
corridor
which
would
then
bring
in
a
requirement
that
that
sprinklers
be
present
under
the
fire
code?
Is
that
the
central
issue
for
why
we
don't
haven't
eliminated
them
here?
Ii
threw.
S
The
chair,
the
preference
for
the
market,
is
to
build
units
which
have
one
door
at
grade
and
therefore
avoid
share
staircases
and
shared
and
shared
corridors,
and
if
one
avoids
the
ganging
of
the
doors
into
either
into
into
the
recess
or
a
porch.
What
you
get
is
them
lining
the
face
of
the
of
the
street,
and
that
can
happen
in
a
kind
of
what
I
call
a
naked
way
with
just
a
door
in
the
wall,
or
it
could
happen
with
the
porch.
So
there's
some
different
ways
of
doing
it.
K
K
We
wouldn't
be
at
this
committee,
and
you
wouldn't
have
jobs
so
I'm,
frankly,
not
interested
in
that
what
I
am
interested
in
is
how
do
we,
like
I,
have
a
experience,
awful
experience,
I'm
sure
you
can
all
think
of
the
address
in
my
ward
of
awful
experience
with
this
problem.
How
do
I
not
have
this
problem
because
it
is
just
you
know.
F
K
Would
it
be
helpful
from
the
point
of
view-
and
this
may
be
for
the
solicitor
if,
if
that's
an
outcome,
I
want?
Is
it
not
better
to
have
that
explicit
in
the
guidelines
rather
than
just
say?
Well,
look
at
it
case
by
case,
because
the
applicant
can
always
argue
your
guidelines.
Don't
say
anything
about
this.
That
just
says
case
by
case,
and
my
case
is
special.
C
H
If
we
took
things
out
of
the
guidelines
because
they
were
more
properly
in
the
Official
Plan,
sorry
Celso
bricks
wait
till
it's
finished.
If
we
took
some
things
out
of
the
guidelines
because
they
were
more
properly
part
of
the
Official
Plan,
why
did
we
then
take
some
policy
statements
that
are
more
properly
in
the
Official
Plan
and
insert
them
into
the
guidelines.
S
H
With
that
part,
it's
the
second
part
that
I'm
asking
about
good
good.
We
took
I,
understand
the
reason,
the
rationale
for
taking
things
out
of
the
guidelines
that
are
properly
or
are
already
in
the
Official
Plan.
Why
would
we
take
things
that
are
policy
statements
that
belong
in
the
Official
Plan
and
insert
them
into
the
guidelines?
For
example,
while
balancing
the
need
to
accommodate
housing
in
a
growing
city
is
that
that
doesn't
strike
me
as
a
urban
design
guideline?
Why
so?
Why
would
we
take
something?
That's
a
policy
statement
and
inserted
in
a
guideline
through.
P
The
chair
I'd
certainly
agree
with
the
general
sentiment
that
we
don't
want
the
duplication.
We
don't
want
to
set
up
a
conflict
and
we've
we've
increasingly
put
our
eye
on
that
issue,
as
we
have
more
experience
with
guidelines.
So
it's
a
fair.
It's
a
fair
comment.
I
think
we've
tried
to
be
careful
to
limit
any
commentary
on
the
Official
Plan
of
the
zoning
bylaw.
But
it's
a
fair
comment,
a
fair
observation.
We.
B
P
Certainly,
a
mistake
can
add
to
this
or
mr.
sorce,
who
were
involved
directly
in
some
of
the
discussions
with
bill,
but
it
certainly
came
from
the
discussions
with
build
around
the
ambition
to
make
sure
that
we're
achieving
the
most
that
we
can
out
of
these
townhouse
sites
and
it
clearly
you
know
the
these
are
infill
sites
and
we
all
want
to.
P
We
all
want
to
achieve
a
certain
amount
of
productivity
out
of
the
sites,
but
on
the
other
hand,
we
have
a
whole
host
of
other
objectives
in
the
Official
Plan
to
achieve
in
terms
of
creating
livable,
safe,
appropriate
environments
for
the
people
who
live
there,
so
that
the
attempt
was
simply
to
to
insert
a
very
simple
statement
around
the
balance
that
we
always
try
to
strike
when
we
are
reviewing
development.
So.
B
Was
it
to
try
and
strike
the
balance
to
allow
for
townhouses,
really
when
it
said
it
balance
I
need
to
accommodate
housing?
Isn't
it
really
coming
back
to
the
guidelines
and
isn't
that
the
meaning
of
it
to
allow
grade
related
town
houses
in
the
city
the
because
there
are
multiple
styles
and
designs
that
are
required
on
every
different
site
there
there
are
again
is
it?
Is
it
going
to
in
any
way,
I
guess?
My
colleagues
concerned
that
a
guidelines
gonna
be
come,
take
the
place
of
an
official
plan
policy
so.
B
C
Okay,
well,
first
of
all,
I
would
just
cap
it
with
I
hesitate
to
give
legal
advice
of
those
nature
about
potential
litigation
in
non
camera,
but
I
will
try
and
be
careful
what
I
say
in
my
experience,
I
would
say:
the
official
plan
is
always
king
or
queen,
and
we
are
constantly
told
that
guy
lines
are
just
guidelines
and
so,
to
a
certain
extent,
I,
don't
know.
I.
Think
I
agree
with
mr.
Linton
that
maybe
some
wordsmithing
would
be
a
good
idea,
but
I'm
not
sure
that
we'd
be
completely
unable
to
defend
ourselves.
C
B
The
challenge
of
our
decisions
is
changing
as
well,
where
certain
standards
are
going
to
have
to
be
about
items
meeting.
Our
official
plan
were
not
meeting
it.
So
that's
why
I'm
wondering
if
there's
as
much
of
a
concern
about
a
town
house
guideline
having
some
of
this
verbage
in
it,
because
it's
not
official
plan
and
our
challenge
would
be
whether
the
appropriate
application
meets
or
doesn't
meet
the
official
plan
correct.
R
C
S
Planning's
position
was
that
town
houses
were
not
allowed
in
the
neighbourhood
policies
and
then,
by
the
way,
the
form
that
the
townhouses
is
taking
is
is
a
bad
form
in
all
three
of
those
cases,
Keewatin
ultimate
and
churchill.
The
land
use
argument
that
the
townhouse
was
not
an
appropriate
housing
type
was
lost
and
the
urban
design
arguments
that
the
form
was
bad
and
needed
to
be
changed
was
was,
was
upheld
and
so
we're
revising
each
of
those.
S
And
so
when
we
write
words
like
this
would
certainly
take
legal
advice
because
we're
not
the
guidelines
are
not
intended
to
answer
the
question
of
where
the
town
house
is
appropriate.
It's
a
question
of
when
you
have
a
town
house
and
the
various
forms
of
town
houses.
How
can
we
make
them
the
best
yeah.
K
To
the
city,
solicitor
I
just
wanted
to
make
sure
I
fully
understood
something
that
you
said
in
answer
to
councilor,
shiner
and
I
think
I've.
The
way
of
asking
it
under
the
new
rules
the
province
has
promoted,
will
guidelines
matter
less
than
they
currently
do
the
same
as
they
currently
do,
or
more
than
they
currently
do
to
the
solicitor
I
would.
C
B
Are
we
all
done
with
questions
okay,
so
I
will
speak
first
and
I
have
a
motion
which
will
put
forward
the
town
house
guidelines
as
recently
drafted
by
staff,
with
all
those
words
which
they
put
together
for
me,
but
in
essence,
what
I'm
adopting
is
the
last
revision.
That's
in
front
of
us,
oh
yeah,
I,
didn't
write
any
of
the
words,
so
clerk
staff
simply
said
to
move
the
latest
version.
That's
what
I
have
to
move
I'm,
not
in
any
way
amending
anything
from
what
that
is.
B
Townhouses
and
multi-unit
dwellings
are
a
very
important
part
of
our
city
for
all
of
us.
I
think
we
share
that
across
all
of
us
here.
We'd
rather
see
that
then
we
would
in
many
cases
mid
and
high-rise
buildings.
Staff
have
impressed
upon
me
and
I
think
all
of
us
the
importance
of
having
a
guideline
or
a
framework.
B
When
you
go
forward
to
work
with
people
that
make
applications,
they
did
a
tremendous
job
in
bringing
these
forward
and
at
the
end,
there
were
some
concerns
not
just
from
build,
but
from
people
that
build
townhouses
and
have
done
some
very
good
townhouse
designs.
That
said,
they
wouldn't
fit
under
the
new
guidelines
that
were
in
place.
B
B
So
they
understand
why
the
guidelines
are
important
as
part
of
the
educational
process
and
ongoing
training
of
staff,
which
is
more
than
we've
done
in
the
past,
because
having
a
guideline
written
and
two
people
reading
it
in
one
in
Etobicoke
and
one
in
scarborough
may
bring
us
different
interpretations
of
it
and
we're
trying
to
be
able
to
be
as
flexible
as
possible.
Based
on
the
comments
of
trying
to
provide
affordable,
accurate
housing
while
still
getting
good
design
and
good
built
form
and
a
nice
place
to
live.
B
And
that's
what
the
problem
was
here
too
many
restrictions
making
the
entrances
in
certain
areas
was
a
concern
of
the
industry
with
hallways,
going
through
and
losing
internal
space.
For
the
walkways
through
and
they
would
like
entrances
and
other
areas
was
their
concern.
The
distance
between
the
buildings
of
the
different
Heights
was
a
concern
they
had
asked
for
reductions
and
they
asked
for
things
like
well,
couldn't
it
be
between
this
and
it
was
made
very
clearly.
B
B
Well,
that
would
be
up
to
the
staff
to
make
the
determination
whether
it
was
appropriate
or
not
when
they
went
forward
and
the
issues
of
how
the
guidelines
will
be
used
at
the
hearing
and
even
with
the
questions.
I
am
expecting
that
as
we
go
forward
of
the
new
process,
it'll
be
more
based
on.
Do
we
adult
me
ROP
and
if
so,
there's
no
challenge
to
the
recommendation
of
our
staff
when
they
go
forward
with
the
application,
so
I'm
moving
them
as
they
are,
but
I'm
also
open.
B
If
anyone
has
any
changes
that
they
wish
to
make
between
now
and
it
coming
to
Council,
they
have
those
and
they
were
acceptable.
I,
don't
see
any
problem
with
again
continuing
to
look
at
it
and
see
if
those
changes
should
go
in
place,
but
I
think
they
should
go
to
Council
in
their
current
form,
because
so
much
work
has
been
put
in
and
we're
trying
to
accommodate
everyone
in
this
case
and
I
think
it's
a
reasonable
result
of
the
work
that's
been
here
and
I.
B
Think
it's
great
and
I
really
do
want
to
express
my
thanks
to
all
the
staff
that
have
put
a
tremendous
effort
into
this
so
many
times
who
have
really
said
just
get
me
something
get
them
on
to
Council.
Let's
get
it
done
and
they
want
something
that
accommodates
all
of
their
desires
and
wishes
and
I
think
that
in
every
case
throughout
here
they
are
fully
supportive
of
every
recommendation
that
they
have
and
that
they
have
not
given
up
on
anything
that
they
don't
believe
should
be
in
these
because
they're
very
fulsome
set
of
guidelines.
H
You
so
my
muck
to
read
my
motion.
First
at
City,
Council
amend
the
townhouse
and
low-rise
apartment
guidelines
attachment
one
to
the
report,
January
24th
2018,
as
follows:
in
the
introduction
to
the
townhouse
and
low-rise
guidelines.
On
page
nine
paragraph,
one
delete
the
following
words:
while
balancing
the
need
to
accommodate
housing
at
a
growing
city
beyond
page
nine
paragraph
three
delete
the
following
words:
in
some
cases,
not
all
guidelines
could
be
met
in
full.
However,
development
may
be
acceptable
when
it
respects
the
Official
Plan.
H
First
of
all,
it's
really
unfortunate
I
think
that
that
something
was
that
was
a
really
good.
Piece
of
work
has
now
been
mucked
up
to
the
point
where
I
can't
support
it
unless
these
changes
are
made
and
thanks
to
Fonterra
for
their
diligence
and
in
highlighting
these
and
hopefully
we'll
make
sure
that
all
of
the
homeowners
associations
across
the
city
are
aware
of
these
changes,
I
think
only
Fonterra
and
Bayview
Village
we're
consulted
with
so
councillor
Fletcher.
H
It's
really
councillor
Fletcher,
it's
just
hard
for
me
to
I'm,
not
speaking
directly
to
the
staff
that
is
just
distracting
okay,
so
there
there
are.
These
are
dotted
docu
estranges.
There
are
reasons
why
build
wanted
them.
There
is
not
a
small
impact
to
this.
There
are
several
techniques
that
applicants
use
to
win
at
the
OMB
and
you'd
think
that,
after
losing
more
often
than
not,
and
especially
losing
on
issues
related
to
townhouses,
that
we
would
smarten
up
and
remove
inconsistencies
not
create
more
inconsistencies.
H
So,
for
example,
the
main
reason
my
reading
of
the
those
decisions
that
I've
read,
haven't
read
the
key
wat
and
one
I've
just
seen
a
summary
of
it
and
I
would
add
to
the
the
three
that
mr.
de
sorce
mentioned
the
the
Shepherd
and
Bogert,
which
there
was
certainly
a
component
that
that
caused
us
to
lose
and
in
all
cases,
the
issue
or
the
cases
that
I'm
familiar
with
in
North
York.
The
issue
is
changing
the
boundaries
of
the
redevelopment
area,
so
we
have
an
official
plan
that
says
two
things
that
seem
contradictory.
H
One
is
townhouses
are
permitted
in
neighborhoods
and
here's
the
area
we're
in
our
official
plan.
We
want
townhouses
so
to
take
Willowdale
example,
you
have
fence
Avenue
where
we're
saying
to
to
developers,
please
build
townhouses.
We
want
you
to
build
townhouses
here:
do
they
buy
up
those
properties
and
built
at
houses?
H
Sometimes,
but
they'd
rather
go
buy
up
properties
on
Churchill,
Avenue
or
Altamont,
because
they
can
buy
them
cheaper
and
they'd
rather
stick
the
townhouses
there,
so
we
lose
EE,
our
neighborhood
gets
destabilized
and
we
don't
get
the
townhouse
development
on
the
Main
Street
that
we
wanted,
so
that
inconsistency
has
caused
us
to
lose
hearings.
So
we
don't
want
anymore
inconsistency.
H
The
other
thing
that
often
causes
us
us
to
lose.
In
my
experience,
councillor
Fletcher.
It's
really
hard
to
speak.
Okay,
because
you're
kind
of
you're
louder
than
I
am
I.
Think
the
other
thing
that
causes
us
to
lose
is
when
people
cherry-pick.
So,
if
you
give
a
list
of
here's,
the
ten
things
that
are
required
and
they'll
pick
whatever
is
most
favorable
to
them
and
ignore
the
rest.
So
we
know
that
happens.
So
what
do
we
do
here?
K
K
K
It's
so
easy,
even
even
the
chief
planner
I
I
am
a
great
fan
of
using
townhouses
as
one
of
the
tools
for
accommodating
population
growth
in
the
City
of
Toronto
I
might
have
a
slightly
different
view
than
my
colleague,
councillor
Fillion,
in
that
it's
a
form
that
fits
easily
into
when
looking
at
the
existing
character
of
the
ward
I
represent.
So
it
represents
no
threat
right.
It's
very
easy
to
build
a
four-story
apartment
building
in
my
ward,
because
there
are
already
a
ton
of
them
and
the
problem.
K
The
the
risk
to
my
neighborhood
into
the
neighborhoods
downtown
is
different,
which
is
if
we
don't
get
the
urban
design
right.
Then
we
go
from.
You
know,
elegantly
appointed
apartment
buildings
to
hunks
a
junk
and
I
have
had
too
much
experience.
I
invite
all
of
you
to
come
and
meet
me
one
day
at
the
intersection
of
King
and
Dufferin
I'll.
K
So
you
get
a
clean,
attractive
building
front.
It's
a
problem.
We
need
to
solve.
I
acknowledge
that
in
some
places
in
the
city
that
form
that
I'm
trying
to
recreate
and
my
ward
won't
work.
I
acknowledge
that,
but
I
have
spent
my
entire
career
on
this
council
dealing
with
the
mid-rise
guidelines
and
I
know
how,
in
certain
circumstances,
you
give
a
little
on
them,
but
I
also
know
that
if
you
don't
have
a
guideline
in
there
that
says
this
is
the
standard
you
are
trying
to
achieve.
K
You
have
no
way
of
achieving
that
in
any
case
ever
right.
So
you
know
we
have
guideline
a
guideline
in
the
mid
rise
guidelines,
saying
the
height
of
the
building
should
be
equal
to
the
width
of
the
right-of-way
I.
Get
that
one,
maybe
one
time
in
five
but
I
get
it
where
it's
necessary,
where
it
matters
I'm
able
to
say,
there's
a
guideline
here
and
it
matters
in
this
instance.
K
If
there
is
nothing
in
the
guidelines
that
for
townhouses
that
governs
this
very
important
point
about
multiple
entrances
onto
the
street,
onto
a
landing
and
and
everyone's
bike
and
stroller
and
everything
that
they
would
normally
store
in
a
hallway
being
outside
of
the
building,
because
there's
nowhere
to
put
it
inside
the
building.
If
we
don't
Sultan,
give
me
a
way
to
solve
that
problem.
K
I
will
continue
to
get
people
coming
forward
with
junk
so
I
ask
you,
please
allow
staff
to
give
me
some
words
so
that
when
we
get
town
house,
applications
in
the
former
city
of
Toronto
in
similar
areas
were
able
to
get
them
right.
Okay,
there
we
are
oh
and
I.
Don't
think
this
is
too
onerous,
because
people
who
can't
make
money
developing
land
in
the
City
of
Toronto
shouldn't
be
in
the
development
industry.
So.
K
Perspective,
so
no
one
on
it
what
it
does-
and
this
is
the
unfortunate
thing
about
having
two
versions
to
work
from
nobody
try
to
move
this
motion
last
time,
I
said
subsection,
B
relative
to
stock
townhouses
in
subsection,
C
relative
to
primary
and
entrances,
and
so
on.
So
the
clerk
in
an
effort
to
make
it
coherent
for
staff,
because
those
numbering
systems
have
changed
in
this
version
have
just
put
that
there
it's
notional
it
doesn't
give
them
direction.
It
just
refers
staff
to
the
sections
of
the
townhouse
guidelines
where
those
issues
are
dealt
with.
B
K
K
B
F
K
Think
the
problem
here
is
that
there's
been
a
turnover
and
staff,
as
these
were
developed
and
I
had
a
very
clear
understanding
with
this,
your
predecessor
on
this
file
about
this.
Perhaps
if
we
sit
down
and
talk,
we
can
get
to
an
answer
that
will
bring
something.
So
members
of
council
has
something
to
consider
on
this
issue
when
we
vote
on
it
in
mark
okay,.
M
B
H
On
that,
on
this
point,
I'm
all
for
solving
the
problem
that
councillor
perks
is
described,
but
there
are
also
instances
and
I
think
this
is
what
you
were
alluding
to.
I
think
I
can
think
of
one
recently
where
I'm
look
for
more
entrances
than
what
was
proposed
by
the
applicant
in
order
to
create
more
of
a
townhouse
look
rather
than
apartment.
Look
so
I'm
kind
of
supporting
that
we
need
to
look
at
both
ends
of
this
the
and
and
have
them
both
work.
B
Do
I
have
any
other
speakers
I'm
not
encouraging
I'm,
just
asking
okay.
So,
madam
clerk,
we
have
my
motion,
but
we
have
an
amendment
to
my
motion
and
we
have
an
additional
requests
from
councillor
perks.
So
kalsa
philly
ins
amends
the
staff
recommendations,
which
is
my
motion.
All
those
in
favor
of
councillor,
Phil
Ian's
motion.
B
So
that
item
is
dealt
with.
We
have
one
item
left
on
the
agenda.
I
really
do
again
want
to
thank
Greg
and
Laura
and
and
everyone
that
has
worked
on
this,
to
bring
it
to
this
point,
because
you
have
what
you
wanted,
you
have
a
report
going
to
Council
with
very
few
amendments
being
asked
of
it.
So
thank
you
for
all
of
your
hard
work
on
that.
B
K
B
B
Okay
and
before
we
do
that,
councillor
Fletcher
had
asked
that
we
reopened
the
item
on
eg
27.3
for
the
purpose
of
reconsidering
the
motions
I
will
so
move
that
all
those
in
favor
and
he
opposed
that
carries.
There
is
some
amendments
that
councillor
Fletcher
had
asked
to
add
to
the
wording.
Staff
have
reviewed
those.
K
B
Right
so
there
are
two
areas:
I,
the
three
areas
where
my
colleague
has
asked
that
we
include
the
underlying
areas
and
I
will
then
place
the
motion
as
amended
all
those
in
favor
of
the
amended
motion
any
opposed
that
carries.
The
item
is
amended
all
those
in
favor
opposed
that
carries.
So
now
we
have
an
in-camera
item.
B
B
B
B
B
B
B
I
B
He
loves
them
more
than
council.
That's
true,
because
it's
more
opportunity
to
come
in
back
that
I
thought
it
was
worth
saying,
I!
Think
from
all
of
us
and
I'm
sure
from
all
of
my
colleagues
who
run
in
and
out
of
these
meetings,
all
the
time
and
call
you
forever
on
anything
that
we
might
have
that
you
have
been
a
wonderful,
stable
resource
with
common
sense,
good
thinking
and
the
right
abilities
to
make
us
do
what
you
think
we
should
do.
B
But
in
fairness
for
the
good
of
all
of
us
that
serve
here
and
all
the
staff,
it
has
been
my
great
pleasure
to
be
able
to
chair
this
committee
with
my
colleagues
here,
knowing
that
you
are
always
at
our
side
collectively
and
at
the
side
of
staff.
You've
been
able
to
balance
that
in
a
wonderful
way
and
to
deal
with
all
the
issues
that
we
throw
with
you
day
and
night
week
in
and
week
out,
and
you
will
be
tremendously
missed,
I
think
by
all
of
us.
B
So
it
really
I
thought
it
was
appropriate
and
we
can
put
it
in
the
minutes
to
give
you
a
heartfelt
thanks
for
all
of
your
dedication
and
hard
work
to
the
city
in
regards
to
our
planning
division
and
all
the
other
responsibilities
that
you
have
I.
Don't
think
anybody
will
say
anything
about
you
at
Council,
because
we'll
forget
you
leave,
but
from
this
closed
group,
that's
here
really
I
think
from
all
of
us
I.
Could
we
can't
say
enough.
B
K
Just
now
that
mr.
Livi
is
leaving
I
can
finally
finally
get
it
off
my
chest
about
how
I
met
mr.
Lilley
I've
been
wanting
to
talk
about
this
during
his
whole
tenure
here.
So
back
in
the
days
when
I
did
not
own
a
tie
or
a
suit
jacket,
or
a
pair
of
dress,
pants
and
I
had
a
big
beard
and
looked
like
a
Mennonite
hippie
and
mr.
Livy
had
more
hair
than
councilor
Fillion
currently
does
mr.
K
Libby
was
the
director
of
policy
for
Metro,
Planning
and
I
was
working
at
something
called
a
better
transportation
coalition
and
unbeknownst
to
all
of
you.
There
there
has
been
a
conspiracy
to
develop
a
war
in
the
car
going
back
a
very
long
time.
We
worked
on
a
project
called
cities
without
cars
with
Richard
Gilbert
at
the
time
and
my
Fiat
like
one.
This
was
probably
the
first
time
any
senior
public
servant
anywhere
had
you
know,
thought
it
was
a
useful
employment
of
their
time
to
sit
down
with
me
around
a
table
with
me.
K
So
I
was
very
excited
to
get
to
know
how
senior
public
servants
thought
I.
Remember
we
were
talking
about.
You
know
how
do
you
make
transit
work
on
the
inner
suburbs
and
we're
looking
at
one
of
those
maps
with
all
the
windy
twisty
seats
streets?
Mr.
Lilley
looks
over
at
and
says:
well,
there
would
have
to
be
some
acquisitions,
and
that
was
my
first
insight
into
just
how
clear
thinking
mr.
Libby
was
how
willing
to
face
difficult
challenges.
He
was,
and
we
have
been
very
lucky
to
have
you
as
a
deputy
city
manager.