Execution of Section 37 Agreement -
Urban Design Guidelines -
Marine Terminal 27 - 25 Queens Quay East (Downtown)
The Toronto Community Council recommends adoption of the following report
(March 19, 1998) from the Toronto Community Council Solicitor:
Purpose:
To obtain authority for the execution of the required Section 37 Agreement respecting 25 Queens
Quay East and provide an update on the amendments to By-law No. 1996-0483 recently sent to
the Ontario Municipal Board and the proposed Urban Design Guidelines for the Site.
Funding Sources, Financial Implications and Impact Statement:
With this development, the City achieves a package of public benefits including waterfront
parkland, money for basic park improvements, community services and public art as described in
this report and in the site specific by-law.
Recommendations:
It is recommended:
(1) That Council approve the terms of the Section 37 Agreement required by By-law
No. 1996-0483, as amended, of the former City of Toronto and authorize the appropriate
City officials to execute such agreement provided the Toronto Community Council
Solicitor, in consultation with the Commissioner of Urban Planning and Development
Services and any other appropriate Commissioners, is satisfied both as to its form and
that it is substantially as described in her report of March 19, 1998.
Council Reference/Background/History:
City Council for the former City of Toronto at its meeting of October 7 and 8, 1996, requested
the Acting City Solicitor to report directly to City Council or the Land Use Committee on the
terms of the Section 37 Agreement required by Zoning By-law No. 1996-0483 which, as
amended, is currently before the Ontario Municipal Board.
Comments and/or Discussion and/or Justification:
Further to the settlement discussions between City staff, Avro Quay Limited ("Avro", being the
owner of the 25 Queens Quay East Lands to which By-law No. 1996-0483 applies) and Redpath
Industries Limited ("Redpath"), an amended By-law No. 1996-0483 has been sent to the Ontario
Municipal Board (the "settlement by-law") in accordance with City Council's instructions of
October 6 and 7, 1997. Accompanying the by-law was a request that the Board issue its decision
on the by-law but withhold the order until such time as the required Three Party Agreement
(which secures offsite noise mitigation on the Redpath Lands at 95 Queens Quay East) and the
Section 37 Agreement have been executed and registered as first charges against, in the case of
the Three Party Agreement - the Avro and the Redpath Lands, and in the case of the Section 37
Agreement - the Avro Lands. The Three Party Agreement has now been settled and was the
subject of a report to Council at its meeting of March 4, 5 and 6, 1998.
The settlement by-law for 25 Queens Quay East (the "Site") requires an agreement under Section
37 of the Planning Act. One of the purposes of this report is to advise Council of the substantive
terms of the proposed Section 37 Agreement and to obtain Council authority for the execution of
an agreement based on the terms set out herein. While drafting and negotiations continue I am
satisfied at this point that we are in a position to put the substantive terms of the proposed
agreement before you, subject to the requirement for detailed review and consultation on the final
document with the appropriate Commissioners.
The facilities, services and matters to be secured are set forth in the settlement by-law attached as
Appendix I.
The Section 37 Agreement provisions can be summarized as follows:
(1) Conveyance of Lands for Parks, Dockwall and Parks Improvements
The Section 37 Agreement requires Avro to convey (and in part sublease or assign the lease with
the Toronto Harbour Commissioners) to the City the lands required by the settlement by-law
comprising a 25.0 metre wide water's edge promenade identified as Setback Area A on Plan 1A
of the By-law and a contiguous area of land of not less than 1 535.0 square metres within the
hatched area forming part of Setback Area B on such Plan 1A, for parks purposes.
The park lands shall be conveyed to the City with the first building permit for the Site for other
than a sales pavilion of up to 4 000 square feet, or they may be conveyed to the City
incrementally provided a phasing plan is approved by the Commissioner of Community and
Neighbourhood Services (Parks) in consultation with the Commissioner of Urban Planning and
Development Services as part of the Master Concept Plan, including a requirement for an
acceptable utility phasing plan. In addition, following the first conveyance of park lands, each
subsequent conveyance must be contiguous to a previously conveyed parcel and each parcel
conveyed must be publicly accessible as well as accessible by parks vehicles. No parcel to be
conveyed shall be less than 1 200 square metres in size. All of the park lands shall be conveyed
to the City no later than 8 years following the date the settlement by-law first comes into full
force and effect. An escrow deed or deeds for the park lands will be required to be provided to
the City prior to the approval of the Master Concept Plan.
The owner shall decommission the lands to applicable standards for public park purposes prior to
the conveyance, to the satisfaction of the Commissioner of Community and Neighbourhood
Services (Parks). The conveyances shall not allow for parking below the park lands.
A parks levy exemption will be provided for the Site, to the extent of the development permitted
by the settlement by-law. The timing for the exemption will be determined as part of the Master
Concept Plan.
Dock Wall:
The owner must carry out a dockwall study in consultation with the Commissioner of
Community and Neighbourhood Services (Parks), by a qualified marine/structural engineer
which shall amongst other matters, thoroughly assess the state of the dockwall, identify the
location of the structural elements, any limitations on the construction and maintenance of the
park, recommend any measures required to ensure its continued existence in a safe and
practically maintenance free condition for at least 50 years from the date the park is conveyed.
The required restoration work shall be carried out by the owner prior to any park land
conveyance. The City will thereafter, subject to warranties, be responsible for the dockwall.
As the results of the study will inform the Master Concept Plan, the study must be carried out
concurrent with or prior to the submission of the Master Concept Plan for approval.
Park Improvements:
The owner agrees to pay the City the sum of not less than $107.64 for each square metre of land
conveyed to the City for park purposes for the construction of basic park improvements on the
lands to be conveyed. Such improvements will be designed and constructed by and under the
direction of the Commissioner of Community and Neighbourhood Services (Parks). The monies
shall be paid to the City prior to the issuance of the building permit(s). The City shall not be
obligated to carry out the park improvements until such time as sufficient land has been
conveyed for park purposes.
(2) Construction and Conveyance of Public Street
The Section 37 Agreement requires the owner to convey to the City in fee simple for public
street purposes all of the lands comprising Setback Area B with the exception of the contiguous
area of park land addressed above. The street will be an extension of Freeland Street and will
include a turnaround area at its southerly terminus and will connect to the parklands to be
conveyed to the City. The owner will design and construct the street to City standards and in
accordance with the requirements of appropriate City officials. The road will be completed and
conveyed prior to the occupancy of the first building on the Site unless the owner satisfies the
Commissioner of Works and Emergency Services at the Master Concept Plan stage that the work
may be phased or that other timing would be acceptable, in which case the timing of the
conveyance will be in accordance with the approved Master Concept Plan. The owner provides a
2 year warranty respecting the road work.
The owner shall decommission the lands to applicable standards for public road purposes prior to
the conveyance to the satisfaction of the Commissioner of Works and Emergency Services.
The owner will reserve a right-of-way over the lands in favour of the abutting lands until such
time as the lands are dedicated for public use.
(3) Community Services and Facilities
Basic Contribution:
The settlement by-law contains requirements for the owner to provide and maintain on the Site,
for a term of 99 years, at nominal rent, free of all operating expenses and municipal taxes, a fully
equipped and furnished 33 space non-profit daycare together with 497 square metres of
community services and facility use space or at the option of the City an equivalent payment.
The agreement provides that the basic contribution may be satisfied through the provision of the
above-referenced daycare in a location on the Site which is acceptable to the Commissioner of
Urban Planning and Development Services or by the payment by the owner to the City of the
cash equivalent, the value of which will be determined by agreement between the owner and the
City, failing which by arbitration. Any cash payment must be used only towards the provision of
community services and facilities within the area bounded by King Street, Bathurst Street,
Cherry Street and Lake Ontario. If a cash payment is elected, the standard of the community
service and facility shall be that of the St. Lawrence Community Centre, excluding swimming
pool.
The owner shall provide the basic contribution in conjunction with any development of the Site
which would cause the aggregate non-residential gross floor area and residential gross floor area
to exceed 76 720 square metres (the Threshold).
The agreement entitles the City to elect to require the owner to construct, finish, furnish and
equip the community service and facility space on the Site entirely as a community service and
facility use other than a daycare centre.
The City will lease or own the community service and facility space, at its election, and the City
shall be responsible to arrange for an appropriate non-profit daycare provider and for the
operation of the daycare and community service and facility use space.
The agreement will contain a warning clause to ensure purchasers are aware of the ongoing and
capital expenses connected with the community service and facility obligations at an early stage
and in any event before they purchase any interest in the Site.
The community service and facility space shall be primarily at the ground floor level, in a
location acceptable to the City. The location must have a significant amount of frontage on
Queens Quay East and the frontage must allow for direct entrance off the street and clear views
from the street into the space.
In the event facilities are provided by the owner or their successors, the ongoing maintenance,
repair and operating expenses will be required to be carried by all owners on the Site, not just the
building in which such facilities may be located and such obligations shall be included in
appropriate condominium documents. In the case of condominiums, these ongoing expenses will
be treated as a common expense of all of the condominium units that exist on the Site from time
to time. Each condominium corporation shall contribute its pro rata share based on the floor area
contained within the particular condominium building and based on annual budgets prepared by
the City.
The capital costs may be secured prior to the issuance of the building permits for each
development on the Site.
Option to Lease Contiguous Space:
The City may elect to lease up to an additional 1 000 square feet (92.9 sq. m) of contiguous
space. The City would pay only nominal rent but would be required to pay its share of expenses.
Bonus Contribution:
The settlement by-law contains requirements in the event the owner brings forward plans in
excess of specified floor area limits, for the owner to provide and maintain for the same term and
free of the same expenses as described above a community service and facility use space of not
less than 1 300 square metres, including a fully equipped and furnished 52 space non-profit
daycare. In the event the bonus contribution is elected, a cash equivalent is not available to the
City.
The owner must advise the City no later than the submission of a site plan application which
would result in development on the Site in excess of the Threshold whether the owner intends to
provide the Bonus Contribution.
In the event the owner elects the bonus contribution, the owner shall provide the basic facility as
specified above prior to the occupancy of the any floor area on the Site in excess of the
Threshold until such time as a development approval is submitted which causes the floor area
erected on the Site to exceed 142 616 square metres in aggregate or the non-residential floor area
erected on the Site to exceed 71 308 square metres, at which time the Bonus Contribution shall
be required to be provided prior to the occupancy of such floor area.
(4) District Heating and Cooling
The agreement contains provisions for a process for the consideration by the owners of a
proposal by the Toronto District Heating Corporation (TDHC) to service the Site with district
heating and cooling. At least 3 months prior to making the first site plan application for
residential development on the Site, the owner shall provide TDHC with written notice of its
intention. The notice shall set out particulars of the proposed development. TDHC shall have 45
days to prepare and submit to the owner a written proposal to service the proposed development
with district heating and cooling. The owner agrees to give full consideration to such proposal.
The final decision whether to incorporate the TDHC proposal rests with the owner.
(5) Public Art Program
The owner agrees that one percent of the gross construction costs of each building and structure
erected on the Site which comprises a development in excess of 20 000 square metres of floor
area shall be paid or contributed in accordance with the City's public art program. Costs related
to community service and facility use space or public pedestrian walkways shall not be included
in the valuation. A comprehensive public art plan is required to be submitted by the owner for
approval by the City in conjunction with the Master Concept Plan. It is expected that a portion
of the public art contribution will be deployed in the park.
(6) Master Concept Plan
The master concept plan required by the settlement by-law is addressed in more detail below. In
addition the agreement provides that no application or request for subdivision or severance or
conveyance of any part of the Site or request for lifting part lot control shall be made, other than
a conveyance of the whole Site, until such time as the Master Concept Plan has been approved by
the City.
(7) Noise Mitigation and the Three Party Agreement
The agreement includes various provisions addressing noise mitigation, the content of which
have been reviewed and agreed to by Redpath.
The owner agrees that land use applications for the Site shall address a number of principles,
including the following:
(I) using the building bulk at the eastern property line as a sound and view barrier,
(ii) using single loaded corridor with no windows at the eastern property edge,
(iii) prohibiting openings on the easterly facades at the eastern property edge,
(iv) special treatment in terms of sound isolation for facades of buildings which may be
subject to noise impact from sound sources on the Redpath Lands and which are not fully
screened by buildings and which might otherwise place Redpath in non-compliance with
the City's Noise By-law or Ministry of the Environment noise guidelines.
Three Party Agreement:
The owner agrees to enter into the Three Party Agreement to provide the reimbursement by the
owner and the implementation and operation and maintenance by Redpath of the offsite acoustic
measures which take place on the Redpath Lands.
Noise Warning Clause:
Warning clauses have been agreed to which advise of the nature and operation of the industrial
uses on the Redpath Lands and warn of sounds and odours emanating from such lands. It is a
condition of any sale or lease that the owner require each purchaser/tenant to acknowledge in
writing, with a copy to Redpath, that they have read the noise warning clause and are prepared to
accept the noise and release the City and Redpath from liability therefrom and agree not to
request the City to prosecute in respect of noise existing on the Redpath lands prior to the date of
purchase or lease.
Prior to entering into any agreement, noise warning clauses are to be provided to prospective
purchasers/tenants and the noise warning clause must be posted in sales pavilions on the Site.
The owner also agrees to include the noise warning clause in any Condominium Declaration and
purchasers are to be advised of the clause in the estoppel certificate. Failure to so warn is a
breach of the agreement and may allow purchasers/tenants to void any agreement prior to
closing, without penalty, at the option of the purchaser/tenant.
In addition to noise emanating from the Redpath Lands, the noise warning clause will recognize
the existence of the Toronto City Centre Airport and its operational needs.
Performance Standards:
The settlement by-law contains provisions requiring that certain openings in buildings be
"attenuated" openings in various circumstances. "Attenuated" is defined as an opening
complying with sound isolation performance standards described in the Section 37 agreement
and they form a schedule in the agreement. Noise and vibration consultant's retained by each of
the owner and Redpath have reviewed these schedules and find them acceptable. A noise and
vibration consultant was retained on the City's behalf to carry out a peer review of the settlement
by-law and approach to noise mitigation set forth in the Section 37 agreement and he was
satisfied with the approach being proposed. In addition, staff in the City's Noise Enforcement
Section have been involved in the review of these matters, however, by necessity the detailed
review of each standard has been carried out by the consultant's retained by the owner and
Redpath. Staff have been given to understand that the analysis is quite conservative.
Phasing:
The settlement by-law includes phasing provisions which require certain buildings or structures
to be constructed before others. The Section 37 Agreement contains a deeming provision which
will enable a building permit to issue prior to the completion of a required building or structure
provided the Chief Building Official is satisfied that permits for the required building or structure
have issued, that construction in accordance with the permit is diligently proceeding and in the
case of a required building the elevator core of such building has reached the highest floor level
of the building vis a vis the permit; in the case of a required structure the structure has been
erected to at least half of the required height and to the full extent of the vertical requirements set
out in the by-law.
Noise Impact and Vibration Statement:
The owner must submit to the City a satisfactory noise impact and vibration statement prepared
by an experienced noise and vibration consultant for each site plan application respecting the
possible effects of and on the proposed development of the Site. In addition to the usual
requirements, it must contain such recommendations for noise mitigation or for adjustments to
the site plan and architectural design as are necessary to comply with the noise control and
environmental sound exposure objectives set out in the settlement by-law and the agreement.
The owner must provide a copy of the statement to Redpath on or before the date it is provided to
the City and Redpath will have 45 days within which the agreement provides the City will not
approve the statement in order to allow Redpath to provide written comments regarding the
statement to the City and the owner.
The owner agrees that all buildings and structures will be erected in accordance with the
approved statement and a noise and vibration consultant will provide a written opinion to the
Chief Building Official confirming that all building permit plans submitted have incorporated the
noise and vibration abatement measures. That opinion shall also be provided to Redpath at the
time an application for building permit is submitted to the City, together with a copy of the plans
submitted and confirmation to the City that Redpath has been provided with such material.
The agreement provides that the City will not issue a permit within a 45 day period to allow
Redpath to provide written comments to such official and the owner.
The owner agrees to provide, maintain and operate the stipulated noise impact measures, except
the offsite measures which are governed by the Three Party Agreement. On completion of each
building and prior to the occupancy of each building on the Site, the owner shall have a qualified
and experienced noise and vibration consultant provide an opinion in writing to the City that the
development has been designed and constructed in accordance with the approved statement.
The owner agrees to indemnify and release the City regarding any claims arising out of the
adjacency of the residential uses on the Site to the industrial uses on the Redpath Lands and the
noises emanating therefrom.
(8) Low End of Market Housing and Housing Suitable for Families with Children
The owner agrees to provide at least 30 percent of the units to be constructed on the Site as
low-end of market housing and at least 25 per cent of the units to be constructed on the Site shall
contain at least 2 bedrooms. These requirements need not be met on a building by building basis.
(9) Other Collateral Matters
The owner shall submit and implement satisfactory studies related to traffic, wind mitigation,
sunlight conditions, soil remediation and air quality at the time of each site plan application to
the City.
Update on Settlement By-law Amendments:
Zoning By-law No. 1996-0483, as enacted by the former City of Toronto Council, contained a
number of noise mitigation measures intended to buffer the industrial uses at Redpath from new
residential development on the Site. The by-law was part of a multifaceted package of measures
which represented a unique approach to locating these two uses side by side. These measures
included the following:
(a) mitigation of high level noises at-source on the Redpath Lands through funds provided by
Avro, the implementation of which was secured through a Three Party Agreement
between the City, Redpath and Avro,
(b) construction of a 12 metre high wall or building for the eastern edge of the Site prior to
any building permit being issued,
(c) provision of a build-to building on the eastern edge of the Site which would orient the
development away from Redpath and provide further noise mitigation and restrict views,
(d) establishment of noise control zones on the Site, in order to control the level and extent of
views into Redpath's property, based on proximity to Redpath and the height of the
individual unit,
(e) phasing of buildings to ensure that the build-to building is built at an early stage,
(f) noise impact statements to be prepared at the time of site plan control, and
(g) warning clauses to inform potential owners or tenants of the level of noise produced by
Redpath.
At the same time, the City took the step of appealing its own newly enacted site specific by-law
for the Site, because the required Three Party and Section 37 Agreements had not been agreed to
or executed nor had Redpath agreed to mitigate noise emanating from its lands. The school
boards also appealed, since the adoption of the by-law by Council, in the absence of
accompanying agreements, left them with no other way to secure their education levies. Redpath
also appealed the by-law as it was not satisfied with the noise mitigation approach reflected in
the by-law.
In June 1997, it became apparent that Avro and Redpath were attempting to achieve a settlement.
City staff became officially involved in that process in August 1997. Staff informed Council of
the potential settlement and at its meeting of October 6 and 7, 1997, Council adopted a
recommendation that
"the Commissioner of Urban Development Services and the City Solicitor be instructed
to make amendments to the Council approved zoning by-law for MT 27 at the Ontario
Municipal Board, arising from the settlement discussions between Avro and Redpath, for
the purposes of settling the outstanding matters, if they are substantially in accordance
with the approved zoning by-law and represent good planning."
At the Ontario Municipal Board hearing in November 1997, staff of Urban Development
Services provided evidence in support of a draft by-law that had developed through the
negotiation process and which they felt was substantially in accordance with By-law No.
1996-0483 and represented good planning. Due to the need to finalize certain noise-related
details of the new by-law, the related noise provisions for the Section 37 Agreement and Three-Party Agreement were not finalized at that time. The settlement by-law was sent to the Ontario
Municipal Board on March 2, 1998 with a request for the Board to issue a decision but to
withhold its order until such time as the required Section 37 and Three Party Agreements are
completed and registered as first charges against the Avro Lands in the case of the former
agreement and the Avro and Redpath Lands in the case of the latter agreement, and until such
time as the School Board agreements are registered next in priority.
I am advised by the Commissioner of Urban Planning and Development Services that City
planning staff are satisfied that the settlement by-law is in accordance with the Official Plan
provisions for the Site and represents the evolution of an approach set out in the Council enacted
by-law. No amendments have been made to the density, composition of uses or ultimate built
form envelope established over the past few years. Further, there has been no loss of any of the
benefits that were negotiated during the earlier stages of the project. The changes to the by-law
are intended to reduce the possibility of noise complaints from residents on the Site. This has
resulted in a reduced level of tolerance for views into and noise from Redpath. Specifically,
views into the Redpath Lands for its length and to a height of six metres are now restricted.
Levels of noise attenuation are now specifically prescribed by the by-law by reference to the
Section 37 Agreement which contains the detailed standards. Performance standards for any
particular wall or opening with respect to noise are now known at the by-law stage.
While the settlement by-law goes further than the enacted by-law in restricting the building
footprints, City planning staff have informed me they believe that it is the prerogative of the
owner of the Site, Avro Quay Limited, to bind itself to a greater level of restriction if it chooses.
The settlement by-law provides for greater certainty with proscribed building footprints for the
eastern portion of the Site, and somewhat looser restrictions for the western portion.
Nevertheless, the development permitted by this amended by-law could have been built within
the previous by-law regime, and City planning staff believe it represents one of the most
preferable site plan variations.
In addition:
(a) the loss of an exterior connection at the eastern edge of the Site has been replaced with a
through-block connection through the north-east building, along with securing a public,
rather than a potentially private, street providing access into the Site and to the adjacent
proposed public parklands;
(b) certain blinder walls and ledges that obscure views of Redpath from the development will
protrude into the public park and setback area. However, each of these has been
examined to ensure that they begin as far above grade as possible and have no impact on
free movement of pedestrians; and
(c) a 12 metre high wall, as opposed to one of 6 metres is to be constructed to the water's
edge and Urban Design Guidelines will require that this wall be treated as a part of the
park and a distinct feature of the park. Acoustical studies indicated that it was possible to
remove the wall found in the north-east corner of the property and this is reflected in the
settlement by-law.
The settlement by-law requires a Master Concept Plan for the Site be approved prior to the first
application for site plan approval and defines it as "a comprehensive set of plans prepared and
submitted by the owners of the site, to the satisfaction of the City, which sets forth the phasing of
development, the phasing of the parklands conveyance, the provision and phasing of pedestrian
and vehicular access to and within the site, including main entrances to buildings, the location of
all loading facilities, the location and extent of community service and facility use space, the
provision of a comprehensive public art plan and the provision and phasing of landscaping
treatment for outdoor areas within the site".
The Master Concept Plan stage is included in this development, and secured through the Section
37 Agreement, as a way to ensure that overall site design has been coordinated amongst the
different owners and developers of the Site and that the public benefits are achieved and
delivered in an organized and timely manner. Because it is anticipated that site development will
be phased on a yet unknown schedule, the Master Concept Plan will ensure that adequate public
access to any portion of the completed water's edge park is provided and secured throughout the
development of the Site.
Lastly, planning staff advise that the work involved in settling the by-law has resulted in a
number of unexpected benefits to the City. Certain of the acoustical studies that would have had
to be done at a later stage, are now complete. We also have the commitment from Redpath that
within 9 months of the approval of the by-law by the Ontario Municipal Board, the at-source
mitigation at Redpath will be complete, removing a significant level of uncertainty for all parties.
And because building envelopes have been established, urban design guidelines have been
developed that are more sensitive to the actual built form.
Urban Design Guidelines for Marine Terminal 27:
Section 14.32 of the Official Plan specifically requires urban design guidelines be prepared to
illustrate and describe urban design concepts for the Site, to provide a context for coordinated
incremental development, to assist Council in the appropriate zoning regulations for the Site and
for evaluating development applications for review under Sections 34 and 41 of the Planning
Act.
The urban design guidelines for this Site have been prepared by City planning staff and agreed to
by Avro, and will form a schedule to the Section 37 Agreement. While they are intended to
address the development specifically at 25 Queens Quay East, I am advised planning staff expect
that similar guidelines would be developed for the adjacent Torstar site at 7 Queens Quay East.
Planning staff have indicated the urban design guidelines are based on the model set out in the
Urban Design Handbook of the former City of Toronto, consistent with the policies of Section 3
of the Official Plan, and follow the format for urban design guidelines implemented in other
complex and high profile development areas like Harbourfront and the Railway Lands.
One aspect of these guidelines which sets them apart from others produced by the City, is the fact
that they address the site specific noise buffering features that are required on the Site by the
settlement by-law, including the buffer wall/building complex on the eastern property edge, and
the intrusion of architectural features into the air space above the required setbacks. In all cases,
the guidelines require that the design of these components be carefully integrated as a part of the
public space and architecture of the Site.
A copy of the Guidelines will be available at the City Council meeting.
Conclusions:
We expect to be in a position shortly to finalize the Section 37 Agreement. To-date most of the
provisions have been substantially agreed upon such that I am prepared to recommend Council to
authorize the execution of the Section 37 Agreement provided I am satisfied it is substantially as
described above and subject to consultation with the appropriate Commissioners.
Contact Name:
Sharon Haniford, Solicitor
Telephone: (416)392-6975
Fax: (416)392-0024
E-Mail: shanifor@city.toronto.on.ca