Tag Archive for: Consent

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9 Thirty Eighth – The TLAB Appeal

Because I live immediately across the street from #9 Thirty Eighth, I filed an appeal of the COA’s decision to the Toronto Local Appeal Body, at the time a newly-formed tribunal to replace the Ontario Municipal Board. The City also filed an appeal of the decision. I subsequently learned that the City was appealing the COA decision because it went against the advice of City staff.

This was the first TLAB appeal for a property in Long Branch – although, as it turned out, it was not the first property in Long Branch to be heard by the TLAB. (We’ll discuss this further in a future post)

Party or Participant?

At TLAB, you have to choose to be either a Participant or a Party. Participants can present evidence, but cannot cross-examine other witnesses. Parties have the authority to call witnesses and to cross-examine witnesses called by the City and the Applicant. I chose to be a Party because, although I am not a lawyer, being a Party would give me the same status before the TLAB as a lawyer.

A Call for Accountability

To me, the Committee of Adjustment’s decision to approve 9 Thirty Eighth reflected carelessness and bias. Over the period from 2011 to 2017, (prior to the formation of the LBNA) the COA approved 67% of the severance applications they heard. More concerningly, during this same period, the OMB approved severances in 97% of the appeals they heard. And In 2015, EVERY severance application before the COA and OMB were approved.

I sent a letter to Michael Mizzi, who was, at that time, Director of Zoning and Committee of Adjustment for the City about the process for reviewing a COA decision. I was informed that I could appeal a decision by the COA to TLAB, but that members of a COA panel were immune from prosecution.

So, I sought to summon two members of the Committee of Adjustment to testify at the TLAB hearing. This was one factor in my choosing to be a Party. I wanted them to testify, under oath, about how they reached their decision, the analysis they undertook and to explain why they chose to not follow the recommendations from Planning and Urban Forestry.

However, the Chair of TLAB, Mr. Ian Lord, would not allow me to summon these witnesses. He explained that TLAB hearings were de novo, which means a fresh evaluation of the evidentiary merits of a development proposal as if we were presenting arguments for the first time. The process followed by a Committee of Adjustment was considered irrelevant: only the outcome or decision was relevant.

Prior to the hearing, the lawyer for the City invited me down to her offices at Metro Hall so we could discuss the case. We spent about an hour together. She explained that as a lawyer for the City of Toronto, she represented the interests of the City and should not be considered to represent the interests of residents. That was my role. However, she was helpful and gracious and we agreed the evidence we had strongly pointed to a different decision than what the COA made.

All Parties received TLAB’s Notice of Hearing notice on June 21, 2017, with the TLAB Appeal scheduled for October 17, 2017. However counsel for the Applicant requested an adjournment at the beginning of the hearing to allow him time to find an arborist who could provide expert testimony about the impact of the proposed development on the mature trees located on the property. Both The City’s lawyers and I felt this was a reasonable request and we agreed to an adjournment.

The TLAB Appeal Hearing

The hearing was conducted, with Ms. Gillian Burton presiding, over two days – April 16 and 17 in 2018.

On the first day of the hearing, there was an ice storm. Considering that I would have to get from Long Branch to Yonge and Eglinton, where TLAB has its offices, I decided it made sense to take the TTC rather than risk traffic tie-ups. The subway was slow and service was halted between some stations while TTC crews tried to clear the tracks and switches. I was late for the start of the hearing.

Ms. Burton seemed to have no appreciation that I was a Party and commenced the hearing in my absence. I had no way to let TLAB staff know that I expected I would be delayed because there is no cellphone service in TTC tunnels, where we sat out the delays.

When I finally did arrive, I was seated immediately by her right elbow. Somehow, Ms. Burton seemed oblivious to my presence and passed over me in allowing the lawyers to ask questions of witnesses. Ms. Burton also did not seem to acknowledge that I was a lay person nor did she try to explain to me the procedures used in a hearing and clarify what I could and could not do.

The Applicant’s Expert Planning Witness submitted testimony that was heavy on opinion and short on data to support that opinion. This contrasted with more data-driven analysis from the City’s Expert Planning Witness and from the residents, which clearly showed the proposed severance and oversized homes were inconsistent with the character of Long Branch.

TLAB’s rules on whether or not Parties can give testimony suggested that, as a Party, I could not present evidence. I had done a lot of analysis, but needed a way to be able to bring it forward, So I asked my wife to become a Participant so she could present the data. She underwent cross examination by counsel for the Applicant.

The City’s Expert Forestry Witness described the trees on the property in detail, explaining why they were of protected size and therefore needed to be preserved according to the City’s environmental policies. While the Applicant submitted an arborist report suggesting the trees were not healthy, the arborist failed to appear before the hearing to testify or allow for cross-examination of his submission.

During the hearing, counsel for the Applicant repeatedly made reference to two severances that had been granted on Thirty Eighth Street without opposition, which, in their minds, provided ample justification for their client’s proposal.

However, I knew some reasons why there had been no opposition to these severances. At the time, over 40% of the properties on Thirty Eighth Street were owned by non-residents. Some were triplexes rented out to tenants. Some were detached houses rented out to tenants. But others were homes on 50-foot lots that had been purchased by developers intent of severing. Non-resident owners and tenants have little interest in getting involved in community issues such as development. And, in the case of one of the severances, the original property had been in bad repair, was being occupied by loud, partying tenants and, in the words of one neighbour, “Anything would have been better than to continue to have to put up with that”. So they didn’t object.

My wife didn’t feel comfortable describing this when she was testifying. For starters, the neighbour’s comments above would have been inadmissible as they represented hearsay. And my wife was not in on the conversation, so she would have been testifying about something I had described as having been said by someone else.

I tried to bring this up in closing arguments, but counsel for the Applicant kept objecting on the grounds that I was presenting evidence. So I eventually just gave up.

On May 15, 2018, Ms. Burton issued her decision, which upheld the COA’s approval of the severances and variances.

Next week: The fallout from the TLAB decision.

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9 Thirty Eighth Street – A Long Journey

Over the next several weeks, we will be posting a series of articles on the changing face of development in Long Branch.

We’re starting with a story about the case of 9 Thirty Eighth Street because it shaped the way the LBNA came to oppose developers and provided multiple insights and lessons that helped us become so successful in doing so.

On April 4, 2020, The Divisional Court rendered a Decision denying the appeal of a TLAB Review Request that refused an application to sever the property at 9 Thirty Eighth Street. This closed out a lengthy battle against one developer that began on May 4, 2017.

The LBNA asked me to describe the experience because I was intimately involved in it from the outset.

The Beginnings

In 2015, a builder purchased the property at 9 Thirty Eighth, in the western part of Long Branch, from an elderly couple and, after renting out the house for a couple of years, the new owner applied to the Committee of Adjustment to sever the property and build two oversized homes. The house on the property was a one-story house built around 1931 on a 50-foot lot. In front of the house are a large, mature Ash tree and 2 similarly large Silver Maples.

Like several of my neighbours, I wrote a Letter of Objection to the Committee of Adjustment.

On May 4, 2017, the Committee of Adjustment heard the application and unanimously granted the severance and all associated variances. However, I was unable to attend the hearing because I was in Africa on business.

While severance applications were a common occurrence at the Committee of Adjustment, what distinguishes this is that the COA set aside overwhelming evidence against the proposal. City Planning felt it was inappropriate and recommended refusal.  Urban Forestry expressed concerns that the proposal would result in several mature trees being removed. Seven residents spoke out against the proposal, arguing the variances were not minor and that other severances in the neighbourhood were being used as precedents to justify further severances and thereby change the character of the neighbourhood. Over a dozen residents submitted letters of objection to the proposal, with only a single letter from a resident expressing support for the proposal. Councillor Grimes wrote a letter recommending refusal.

The written decision simply stated the proposal, in the unanimous opinion of the COA panel members, met the “4 Tests” described in The Planning Act. There was no mention of who spoke or what they said. Nor were there any details about why the panel chose to overrule the opinion of City Planning.

On my return to Toronto, wanted to see and hear exactly what was presented to the COA for this hearing. I learned that COA hearings were video recorded and that I could purchase a copy of the recording for this hearing by going down to City Hall.

The builder represented himself at the hearing and his justification was that all the variances were minor. There was no other evidence to support why his proposal should be approved. No one else spoke up in support.

But what concerned me the most was a post-hearing conference between the Panel Chair, Ted Shepherd, and two of his fellow panel members (which could only be heard on the official recording and was not meant to be heard by the public), Mr. Shepherd can be heard commenting that “There’s almost no lot-splits in that part of Long Branch [south towards Lake Promenade]” and “ When you take this neighbourhood at a more micro scale, this [their decision] was precedent-setting”

Effectively, Mr. Shepherd acknowledged there was little precedent to justify their decision.

Coming Next Tuesday

Stay Tuned! The story of 9 Thirty Eighth Street continues next Tuesday with the TLAB appeal.

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Record 17th Victory for LBNA at TLAB

On January 19, 2022, TLAB issued a decision on the proposed severance of 65 Fortieth Street, overturning the Committee of Adjustment’s approval in 2019 and thereby refusing the severance and the associated construction ot two oversized homes. . This was the first application in Long Branch that was subject to the Long Branch Neighbourhood Character Guidelines.

This represented the 17th straight victory for the LBNA in opposing severance activity in Long Branch since 2018. All the more impressive, given that the LBNA has advocated at TLAB on behalf of Long Branch residents without engaging a lawyer.

In her 19-page decision, TLAB presiding member Ms. Shaheynoor Talukder commented that the applicant’s team failed to prove that the lot frontage of the proposed dwellings will respect and reinforce the existing character of the neighbourhood.

In addition, this property has a prominent White Fir . This was measured by the Applicant’s arborist to have a trunk diameter of 47 cm, so is of a size that the City’s Tree Protection regulations indicate should be protected. Ms Talukder commented that it is visually impressive and forms part of the character of the neighbourhood. The Applicant had proposed removing this tree, but Ms. Talukder did not feel they were taking sufficient measures to attempt to preserve it, as per the environmental policies in the Official Plan.

The White Fir at 65 Fortieth Street can be enjoyed as a feature tree on the Conifer Walk this summer as part of our series of Long Branch Tree Tours.

Christine Mercado, co-chair of the Long Branch Neighbourhood Association commented, saying, “This is a big win for our Neighbourhood. But it’s a joint effort. It starts with effective city policy, followed with an effective Neighbourhood Association, residents who are prepared to get actively involved and engagement with our Councillor and City Staff. The foundation this all sits on is engaged and active residents electing the right people, pushing for good policy and ensuring the City is enforcing those policies.”

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Severance of 90 Ash Cres. Refused at TLAB

An application to sever 90 Ash Crescent into two 25-foot lots, which had been approved by the Committee of Adjustment on May 9, 2019, was appealed and refused at the Toronto Local Appeal Body, TLAB.

In a 24-page decision dated August 12, 2021, the presiding member, Mr. Ted Yao, refused the severance application.

The hearing began on October 2, 2019; with a hiatus in 2020 due to the COVID-19 pandemic and, altogether, required 10 days of hearings.

This was a highly contentious dispute.

In his presentation to the Committee of Adjustment, the Planner representing the Applicant described the Long Branch Neighbourhood Association as NIMBY and described his clients’ actions as an ordeal requiring “A Herculean effort” to scale back their original proposal to one that City Planning and the Committee of Adjustment could consider approving.

For the residents of Ash Crescent, this application represented a tipping point. The City’s Official Plan requires that applications must be consistent with prevailing patterns of lot frontage, lot area, and density among other factors. At the time of this application, the number of 50-foot lots on Ash Crescent was roughly equal to the number of 25-foot lots. Approval of this application would mean that 25-foot frontages would become the prevailing frontage, which could lead to accelerated approvals of other lot severances on the street.

The Applicant called two witnesses – their Planner and an Arborist. The City, who changed their position mid-hearing from “Object” to “No Objections”, called only an Arborist. The residents’ team was led by the LBNA and involved 7 residents who testified. In addition, the LBNA summoned the City Planner who wrote the final report submitted to the Committee of Adjustment.

Prior to the Committee of Adjustment hearing, the Applicant revised their proposed FSI 3 times: from 1.04 to 0.92, to 0.67 and finally to 0.61. The bylaw standard for density in Long Branch is 0.35 FSI, so the applicant basically revised their density from 3 times the bylaw standard to 2 times the bylaw standard.

The Applicant pointed to a number of approved severances on Ash Crescent as part of the justification for their proposal for 90 Ash. However, 2 of these severances – at 56 and 58 Ash – have had no building activity since they were granted approval by the OMB in 2016. Both properties are owned by a Brampton-based developer who owns other properties in Long Branch.

Mr. Yao undertook some significant and detailed analysis of the data presented by both Applicant and Appellant and concluded that the proposed lot widths and FSIs did NOT reflect the character of the neighbourhood. The TLAB considers both the immediate context (the block or section of the street) and the broader context (a wider area around the subject property.)

We believe the active involvement of 7 residents contributed much to the outcome. And, once again, the LBNA was able to prevail against professional lawyers despite having no formally-trained legal person on the team.

To read the full text of the decision, please click here.

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Severance of 80 Thirty Ninth Refused at TLAB

Over the course of a 12-day hearing, the TLAB heard evidence from the Applicant, the City and Long Branch residents about a proposal to sever 80 Thirty Ninth Street into two 7.62 meter (25-foot) lots and to construct two oversized homes.

The hearing was chaired by TLAB member Stanley Makuch and was conducted through a mix of in-person and virtual sessions, the latter being required due to COVID-19 measures.

Mr. Makuch’s 10-page decision to refuse the application to sever the property at 80 Thirty Ninth was based on the scale of the homes relative to the proposed lot sizes and preservation of trees that exist on the property and along the property line on the south side of the property.

He states the ”… frontages do not maintain the intent of policy 4.5.1 of the Official Plan” and, combined with the scale of the proposed homes, ”… will give the appearance of an overdevelopment of the lots.”

He further states that it was ”… clear that no attempt was made to design the development in a manner to preserve and enhance the urban forest in a neighbourhood where the forest and canopy are part of its character.”

He had high praise for all parties involved in the hearing, including the LBNA, who formally represented the residents during the hearing.

To read the full text of the decision, click here.

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Severance of 27 Thirty Ninth Street Refused at TLAB

The proposed severance of 27 Thirty Ninth Street was refused in a May 5, 2021 decision issued by the Toronto Local Appeal Body (TLAB)

The proposal sought to sever a 15.24 meter (50-foot) lot into two undersized lots. The homes the Applicant sought to build were large in scale, coming in at a Floor Space Index of 0.62 versus a bylaw standard of 0.35 for the Neighbourhood of Long Branch. FSI is a term used to define the density of a home on its lot, and is the ratio of the gross floor area to the area of the lot.

The decision was rendered by former Chair of TLAB Ian Lord in a very thorough and meticulously detailed 101-page written decision.

The hearing, which took 6 days to complete, started on January 8, 2020 but did not conclude until March 12, 2021 due to a lengthy adjournment due to COVID-19 restrictions. The first 3 days were conducted in person while the final 3 days were virtual.

Since the City officially adopted Official Plan Amendment 320 and City Council unanimously passed the Long Branch Neighbourhood Character Guidelines, the TLAB has refused 10 severance applications with the LBNA officially participating on behalf of the Neighbourhood in all but one. Another 3 are currently still being reviewed at TLAB.

In the case of 27 Thirty Ninth, six neighbours participated in giving evidence at the hearing. They were praised by Mr. Lord for providing hard fact-based evidence in the absence of a professional planner who could provide expert opinion evidence.

“On these Applications, neighbourhood concern is evident not only in the witnesses and their evidence and presentation efforts, but also in the history of their engagement at the COA and in fulfilling the somewhat onerous Rules of the TLAB that require early and definitive disclosure, in writing, of positions.”

Key Success Factors

The successful outcomes on all of these TLAB appeals would not have been possible without the following:

  • Active Resident Involvement. In this case, one family elected to get involved as what is termed a Party to the appeal. Doing so gave them the right to call witnesses and to be included in all discussions regarding the application.
  • Active Resident Participation. As noted above, 6 neighbours provided testimony at the hearing for 27 Thirty Ninth. We have seen more than that and somewhat fewer than that at other hearings, but what is common is that multiple residents chose to have a say and were granted that opportunity by TLAB.
  • Factual Evidence. Residents amassed the type of data professional planners use to analyze and justify their clients’ development proposals. They studied other decisions from the OMB and TLAB to learn why previous applications had been approved or refused. They dove into the Official Plan, the Bylaws and Provincial policies to see just how well the applicants’ proposals did or did not conform to regulations.

To read the full text of the decision, click here.

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