David Godley: Long Branch Conservation – Update March 2020

Following message is from David Godley of Long Branch:

Greetings from Long Branch by the Lake

Due to the COVID 19 Emergency, Committee of Adjustment Applications are stalled until April 5 2020 or later.

Both COA and TLAB offices are closed but you can reach staff through phone or email.

No new COA applications are being accepted but appeals and the deadlines for TLAB are still valid.

Hearings are cancelled. Decisions from previous hearings are still being made.

80 23rd. 2 variances, were refused by TLAB for 0.58 density so 0.35 density on 25 feet wide lots is the only building option at the moment.

17 Garden Place. New dates are being selected due to the non availibility of City planning witness.

95 and 97 40th St. Have been appealed by residents to TLAB.

90 Ash applicants proposed a semi which is not acceptable to either the City Planning or Long Branch Neighbourhood Association.

They are longer than neighbouring properties by about 11 feet impacting light, privacy, sky views. The COA refused the added variances. However the City declined to take on the case citing it a was punitive role rather than one on planning merits. This has significance for the whole City if builders are permitted to build more density than granted. This will happen unless a neighbour becomes a party and wins. An appeal has been lodged by the applicant and June 16, 2020 set for a hearing. This is could be a dangerous precedent.

Published in a letter to the Toronto Star 17 February 2020

Across the street from me a little bungalow sold for about 900,000 because the builder who bought it knew he could split the lot and build two houses. Arguably, it would have sold for significantly less if that wasn’t an option. He promptly tore down the bungalow and erected two identical 3000 sq ft homes and one sold for over 1.4 million. The annual cost of simply owning this home is 73,000 (60,000 mortgage, 8,000 tax, 5,000 utilities), which would require 105,000 in pre-tax income just to cover the basic costs.

This is called intensification by lot splitting, and the primary justification is to lower housing costs by increasing supply.

The city calls this an “affordable housing strategy”….What would you call it?

Mark Davidson

Long Branch

David Godley 416.255.0492