Condo Clash

City Hall faces the challenge of balancing new development with the demands of Torontians

BY: Kristofer Baker
City Hall faces the challenge of balancing new development with the demands of Torontians.

Most people are unaware of the complicated process behind developing a condominium in the city of Toronto.

Rigorous planning, dozens of meetings and heated community debate are all required before construction can even begin.

Ward 37 Councillor Michael Thompson often deals with developers. He says the first step to building a complex is to show it will adhere to the style and demands of the surrounding neighbourhoods.

“You’ll want to either speak with the planning department or the local councillor,” Thomspon said. “The local councillor can advice as to what the appetite of the community is and whether or not people are generally supportive of that type of development on a plot of land.”

The second phase is a series of meetings with the Planning Department, who uses The Planning Act of Ontario to determine if the development meets all the necessary safety and functionality requirements.

“You have to look on the impact of the development from a perspective of the sewage system, the impact on the roads, the impact on the overall neighbourhoods,” Thomspon said.

Melissa Cristofoli is an Assistant Development Manager for Tridel. She stressed how “each land development must have regard for its surroundings.”

“Low stable neighborhood communities will need consideration when proposing a higher density project,” Cristofoli said. “Traffic is a fundamental consideration when proposing certain uses, as well as potential shadowing of properties.”

John Laforet, candidate for ward 43, is a strong critic of condominium development. He believes planning staff and councillors do not enforce the requirements, citing a new condo on Kingston Road as an example.

“There’s another variance passed to allow them to go to nine stories even though the planning ceiling is eight stories, which is still insane for the area,” Laforet said. “So, developers right now are just doing whatever the hell they want at City Hall and councillors are along for the ride.”

After a project receives the green light from the planning staff and the area’s councillor, the developer must go through the risky phase of displaying the project to the community for input.

According to Laforet, communities ultimately have no say when it comes to new development in their neighbourhoods.

“By the time you get to the community stage, the decisions already
been made and you have planning staff, zoning bylaw amendments all ready to go and all your doing is meeting your legal requirements,” Laforet said.

Eye of storm - Development on the corner of Kingston Road and Payzac Avenue is a hot button issue among residents in East Scarborough.
(Kristofer Baker, Inside City)

Cristofoli said developers are not required to follow public opinion but take huge risks when they turn a blind eye to resident’s concerns.

“If the developer or builder is not willing to work with the community, then they will ignore their concerns and take their risks in whatever manner they choose,” Cristofoli said.

Developers tend to take public interest because they view them as potential buyers. Laforet said communities lack the resources to mount effective opposition against developers, who already have staff that regularly deal with City Hall.

“For residents to gear up and defend themselves it takes months and by that time the approval process is already over,” Laforet said.

Cristofoli said development is a slow process and residents have more than enough time to voice their full concerns.

“Approvals on re-zoning applications range from 15 to 18 months, approvals on site plan application range around eight to 12 months, and building permit approvals generally take about a year until the City is ready to issue your final above grade permit,” Cristofoli said.

After the community input stage, the proposal is then presented to Community Council for a fair hearing Process, where Thompson says residents have another shot to oppose or modify the project.

“The matter would be brought through Community Council and people would have another kick of the can at it to review it, to see the final report, the final input based on past discussion, the local councilor, the staff and the broader community,” Thompson said.

According to Laforet, community councils can do more to involve residential input into a complex’s development.

“They have a huge opportunity to get the developer to work with community early surely, you’re going to able to find common ground if you try.” Laforet said.

If a community council approves a proposal, the next destination is City Hall, where the final decision could be made.

 “After that, the application is sent to council, who further reviews the report recommendations and they can make changes or ask questions, approve it or send it back for further review,” Thomspon said.

If City Hall rejects the application, developers have a chance to take their application to the Ontario Municipal Board, an independent organization with final say on development in the province.

Like City Council, Thompson says the OMB uses the Planning Act as requirements building companies must adhere to.

Developers can appeal their case to the OMB if development is rejected. Most projects are scrapped if the municipal board doesn't approve of the development the first time.

Once an application is approved, the developer goes back to City Hall for building permits and construction can finally begin. Developers can begin to sell homes before the foundation is laid.

Laforet is strongly opposed to the current process of condominium building, saying residents are “steamrolled every step of the way.”

Thompson, however, praises system and contends Toronto planning staff treats developers and residents equally.