The Torontonian

TORONTONIAN TENANTS’ ASSOCIATION NEWSLETTER

Volume 3, No. 1  Thursday, June 25, 2020

Dear TTA Members,

The last few months have been trying: isolation; working from home; parents becoming teachers; protecting ourselves when out of our units; and financial worries for many.

No membership fees for 2020–2021!

So as not to increase the financial burden we have decided that paid-up Members for 2019-2020 will remain members for no additional fee for 2020-2021. We have enough funds to date to contest the AGI for the balconies when it comes before the Landlord and Tenant Board (LTB). This is months away if not years as the LTB has not even reopened yet. And there will be a backlog of eviction notices from many landlords when the board resumes as these cases take precedence over AGI cases.

Pending AGI on the balconies: As for the Above-Guideline Increase that you will see on your rent at renewal time, you do not have to pay it until the LTB has made a decision. So you do not have to pay that increase yet. However, the increase will accumulate and that eventually, you will have to pay it retroactively to your renewal date starting with those on April 1, 2020, at whatever amount the LTB approves.

COVID and paying your rent: If you are having financial difficulties paying your rent, let Shiplake know at: residenthelp@shiplake.com. Shiplake and you will come to an arrangement that works for you both.

Future of the Executive group: The TTA Executive has been reduced in numbers. Our Treasurer, Graeme Adams, has moved out. Others have stepped down. When conditions permit and we adjust to the new normal, we will arrange an AGM so members can elect new people to continue the Association’s work.

In the meantime, we will continue to

• monitor our Gmail account, torontoniancommunications@gmail.com;
• send you Newsletters as needed with any specific news; and
• hold regular bi-monthly meetings with Shiplake (Kurt and Katherine), on Zoom.

The Minutes of the TTA-Shiplake meetings on March 5 and June 16 will be on the TTA website shortly.

New and improved TTA Website!: A few months ago, our website was thoroughly revamped! Now it is much cleaner and easier to navigate. We are very grateful to member Arnab Majumdar who has volunteered to take on this task.

Browse 45dunfieldta.org for our new look!

Construction staging area on Dunfield Avenue: Recently we notified Members about the development underway on the west side of Dunfield Avenue. The developer was asking approval from the City to set up a Construction Staging Area directly across from our front driveway for 40 months. The TTA and individual members sent comments and protests to the Toronto and East York Community Council and to our Councillor Josh Matlow asking that this approval be denied.

The request for the full 40 months was turned down. But it has been approved for 1 year with the requirement that “the applicant review options with the Construction Hub Coordinator to decrease the construction staging area as it is being approved through this decision, and present a new proposal to Community Council upon the 12 month approval expiry” (emphasis ours). The TTA is in contact with Josh Matlow’s office about what this will mean for us and what our options are. We will let you know when we have any further news.

(Re)opening of common amenities: All tenants want to know when the various amenities (party rooms, pool, and gym) will be open. Shiplake is already planning on how to introduce safety measures to protect users. The City will notify Shiplake when to make these available to us.

You can find more information about Shiplake’s current projects in the June Minutes, e.g., garbage shed, dog park, etc., posted on 45dunfieldta.org.

Hope that this has been helpful. Please continue to help protect our vulnerable residents by WEARING A MASK in the building. It is the most effective way of containing this outbreak. Be safe.

–Your TTA Executive

Questions? Suggestions? Let us know!

At the torontoniancommunications@gmail.com

Visit the TTA’s website, at 45dunfieldta.org!

Follow us on Facebook: at The Torontonian Tenants’ Association        

Shiplake & Torontonian Tenants’ Association Meeting

Tuesday, June 16, 2020, Zoom – 2 p.m. to 3:30 p.m.

Present: Kurt Low, Katherine Harwood, Anne Hayes, Jim McCarthy, Kathleen Armstrong

COVID-19: As far as Shiplake is aware, there have been no cases of COVID in this building. Concern expressed about how few people on the elevators are wearing masks.  Kurt explained there were problems with confusing messages from the health authorities, the inability to enforce social distancing, wearing masks, or keeping to maximum of 2 or 3 people per elevator.  Note however that all contractors in the building must wear masks.

All tenants who have lost their jobs or are otherwise having trouble paying their rent should let Shiplake know. Individual arrangements can be worked out. Tenants to contact “Shiplake Helps” at residenthelp@shiplake.com.

There has been an increase in the number of conflicts and complaints between residents during this lockdown.

Garbage shed and garbage management:

Progress of work: Last week the alarm system was installed in the shed and tests carried out there and in the garage. Next step will be to secure ESA (Electrical Safety Authority) approval following inspection of the Atlas Lifts elevator. Then the City will also inspect for safety and approve its use. Deltera hopes to complete its work by the end of June.

Next Steps: A dedicated attendant has been hired to move the dumpsters between Lillian Park and the Torontonian, by tractor, through the P1 garage level, using garbage elevator to ground level, to the shed. And will return the empty dumpsters after the garbage contractor has picked up. Drop windows built into the shed will not be available for tenants to use until after back-yard landscaping is completed.

Noise/Odour: Shiplake is working on coordinating a schedule with The Dunfield and The Torontonian to minimize noise, odours, and different pickup times. Bins are put out Sunday evening for pickup on Monday morning. Shiplake intends to install a control arm at Lillian St. entrance that can be locked overnight, until 7 a.m., to prevent garbage pickup too early and scrap-metal dealers or contractors coming to back after hours. Intercom would enable concierge at The Dunfield to respond to contractors on arrival.

Marco and Craig continue to guide the contractors coming in to pick up garbage. This will continue once the landscaping and the roof work are finished.

Roof-membrane replacement project:

Roofing contractors constructing the scaffolding right outside the back door blocked all access to the back of 45 Dunfield on June 3. Craig and on-site Shiplake staff did not know in advance of the roofers’ arrival and work that day. Should not have happened. Staging area for roofers set up on the East side of the building. Port-o-let was moved away from under balconies.

So far residents have received only a general notice about the work to be done. A more detailed one will be sent to the residents most affected, on the PH level. Kurt and Craig have gone door to door, checking for cracks in walls and ceilings that could be worsened by the drilling, scraping, etc. Expect vibrations with the drilling and scraping. The noise will be very localized, to travel line by line through the building.

Shiplake aims to allow the contractors to do the noisy work for 2 or 3 hours every morning, approx. between 9 a.m. and 11 a.m. and is trying to accommodate several residents who do shift work or work from home by fitting their schedules as much as possible.

Schedule relies on the weather, of course, rain or wind. Hoping to demobilize the contractors and scaffolding and staging area by approx. September 21, with the roofers working 5 days a week, from 8 a.m. to 7 p.m. They arrive at 7 a.m. to set up for the day.

Planned Construction Staging Area across street from 45 Dunfield driveway:

Shiplake has no influence here. Jim noted that the developer has asked the City to approve this and allow it for 40 months, beginning on June 22. NOTE:  Subsequent to our meeting the local Community Council voted NOT to approve this request, thanks in good part to responses from the TTA and its Members.

Landscaping the front (Dunfield side) of the building:

Kurt notes the hydro-vault work is completed. First step will be to level the elevation of front yard, add some trees and 2 garden plots along front sidewalk. A hedge of shrubs will be planted along the front-circle sidewalk to discourage walking over the lawn – no diagonal walkway to be re-installed over the grass. An irrigation system will be installed to facilitate watering.   Interlock stones will be installed in the paved area immediately outside the front door, to match the path along the boundary of Lillian Park, running southeast diagonally from the front circle to Lillian Park.

The “business centre will have a green roof not intended for people to walk over. Shiplake might install some kind of fencing or boundary to ensure this. Shiplake is considering putting in pea gravel or artificial turf in the area behind the park bench, to discourage dog owners from using the spot. The work is expected to take 4 to 6 weeks, tentatively to end of August.

Landscaping the back (Lillian side) of building:

Work on this side requires more co-ordination, with the garbage-shed and the roofing projects. The work will be further delayed as the membrane covering the roof area over the garage needs to be replaced. The landscaping is scheduled to begin in approx. 2 weeks once Canada Construction has removed the top layer of soil as they move out of what was their staging area for Lillian Park.

Waterproofing will take about 2 weeks. Then new soil will be backfilled to enable landscaping. Interlock planned for the walkway path. An “amenity area” with grass  will be created for children to kick a ball in, families to have picnics. An irrigation system will water the trees and shrubbery.

Regarding damage done by neighbourhood dogs brought onto Shiplake property, the walkways around Lillian Park and Torontonian are deemed open to the public, so cannot be gated or closed off: City bylaw.

The Torontonian’s dog park area will be permanent, for residents and their dogs. The area will have artificial turf and irrigation. It will be gated and tenants can use a fob to get in and out after hours.

Visitor parking:

Several steps yet to go: Finishing all the garage work and moving residents’ vehicles back to their original parking spots was the first. Now the intercom system must be upgraded. First the 2 current systems at front and back of the building, ground level, will be integrated. Then pay terminals will be installed at both pedestrian entrances from P1 level into 45 Dunfield and into the Lillian tower. Will include setting up a ticketing system as well.

Each unit will have 3 or 4 parking passes each month. For visitors without a pass, Shiplake will charge a nominal amount for this parking to maintain control of the area, with a dedicated login on Shiplake’s website for registering these vehicles.

Lobby renovations:

New concierge desk to be installed in the next few days. A thin stone veneer will be put on outside of desk and the Plexiglass shields will be retained. Kurt hopes the stack effect problem of gusts of air blasting into lobby from front doors has been solved.

Common amenities:

Shiplake is working out how to open these safely; some more complicated to plan than others. Following the directions from Public Health

• Party rooms will likely open first, to be booked via Yuhu portal. Shiplake will require a waiver from the tenant booking the space on behalf of the guests claiming no COVID. Question of whether Shiplake or the tenant booking the space would be responsible for any necessary contact tracing of the attendees if needed afterwards. Tenant would make a declaration or keep a list of attendees either when signing up or picking up the key fob for the room at the front desk.
• The party space on rooftop terrace (Lillian tower) will not be opened for the time being.
• Regarding the gyms: The one in this building will be restored to its pre-Lillian Park size. Shiplake staff will have to control the number of tenants and the number is to be determined. Tenants will have to book the use of the gym. Shiplake will ensure users wear a face shield or mask while exercising and wipe down the equipment after use. Shiplake considering scheduling half an hour between time slots to enable housekeeping staff to wipe down the machines between tenants’ use as well.
• The pool(s) might actually be safer than the other common amenities because of the chlorine! However, the changerooms will be kept closed and a Shiplake employee hired for this purpose would limit the number of people allowed into the pool area. A person has been hired tentatively. Shiplake awaits City guidelines for this facility.
• The “business center”/shared workspace amenity will also have to be re-evaluated, changed, as the proposed work stations are further separated, etc.
• The daycare cent cannot open right now.

Security:

Our concierge is back to regular hours now, 7 a.m. to 11 p.m. Either Marco or Craig answers the emergency hotline after hours: (416) 614-4240. The number posted at the front and back entrances. Anne refers to fridge magnets issued to every tenants in the past;  they were deemed too expensive to produce at that time.

Roach problem on the 7th:

Now appears to have been remedied. Orkin supervisor was in yesterday to check the affected areas and he saw no roach activity. Orkin is in every month to check the building. If anyone has any problem they are to report immediately to Shiplake.

Short term rental :

Olivia’s Housing now out of business and company closed down. So there are no more units being used for short term rentals.

Other Points:

• TTA-Shiplake meetings will be held on Zoom in the foreseeable future.
• Anne thanked Kurt and Katherine for the $200,.00 given to tenants in March and April
• Upgrading the elevators is a tentative future project.

Meeting Room at Lillian Park—Dunfield tower

Thursday, March 5, 2020, 2 p.m.

Present: Kurt Low, Anne Hayes, Jim McCarthy, Graeme Adams, Kathleen Armstrong

First, a tour of both the new Lillian and Dunfield towers at Lillian Park, the common areas and amenities and a one-bedroom unit.

1. Parking around 45 Dunfield – Ongoing problem of contractors leaving their vehicles in the front parking circle, blocking access for WheelTrans and other delivery or other vehicles picking up tenants.
   Tenants are to go to the concierge regarding problems with access to the back entrance.
2. Garbage system: questions about how it will work with the elevator, pick up times etc. will there be a dedicated person for the garbage. It is still under discussion.
3. Front desk/concierge – Requesting that the concierge on duty put the clock on the desk when away for a break or on an errand. Very frustrating that the clock is rarely used.
   Shiplake is working on name tags for the concierges.
4. RentSafeTO inspection in December – Shiplake was given a conditional yellow Pass following an on-site inspection. The next inspection will be more than a year from now.
   Shiplake’s website posts a full report on 45 Dunfield Avenue.
5. Pigeons on balconies – the contractor Shiplake uses to install netting is Pigeon Guard.
6. Exterior construction projects –
   1. Garbage shed: Work on this project began in June 2019. The elevator transformer arrived last week and has been installed. Shed will be climate controlled to minimize odours. The concrete work is yet to be done on the perimeter around the shed. The temporary shed will be dismantled Craig will move the bins to a new location.
   2. Roof-membrane replacement: Contractors require a staging area in back, to be where temporary garbage shed is located. Work might begin as early as Monday, March 9. Tenants on PH floor in particular will hear scraping off of the old membrane before the new one can be installed.
   3. Front lobby: Contractors are working to counteract the Stack Effect – rush of cold air into lobby when anyone enters or exits front doors. Effect caused by the wind tunnel of this street.
7. Visitor parking/garage work – Repairs are progressing slowly. After the P2 level work is completed, a new intercom system will be installed as well as pay parking via a portal.
   Shiplake is working toward providing each unit with 4 passes a month for a max. of 24 hours each for their visitors with cars. Registering these passes will require tenants to enter a dedicated portal for visitor parking with their individual identifications. Otherwise visitors will pay parking fees of $6 or more a day at pay stations by entrances to the individual buildings.
8. Laundry room – The walls have been patched and the machines cleaned. On Kurt’s wish list are new flooring and laundry-folding stations in there, in new budget year.
9. Short-term rentals: Shiplake’s contract with Olivia’s Housing – Kurt will push them out in the coming months. Shiplake not aware of the business causing much disruption for long-term tenants. Shiplake is more concerned about Torontonian’s leaseholders renting out their units short term now; violates lease.
10. Access of 45 Dunfield tenants to new amenities – Shiplake will announce a new fob system in a few weeks. Residents will sign up in small groups for a separate fob for the Lillian Park amenities.
    Tenants will register for or book the various amenities via Yuhu, then go to the concierge/front desk at Lillian Park to pick up the fob for a specific party room, e.g.

Other points:

• Ongoing problems for tenants’ booking time in the Media Room or for the guest suite at 45 Dunfield through Yuhu.
• The system of work orders/service requests submitted through Yuhu is working well.
• Shiplake will post Notices about the pending projects will be posted: work on the hydro vault (front entrance circle), garbage shed/temporary enclosure, lobby renovation, and roofing work.
• Deltera, the contractor, will hold a meeting for all tenants in April or May about progress on the various projects. Kurt meets with construction foreman every Monday, Wednesday, and Friday as often as possible.
• Shiplake’s own meetings with residents will be scheduled closer to summer
• Shiplake’s new budget year begins July 1.