NEW PROJECTS
41
APARTMENT BUILDING ON DANFORTH AVENUE
Client: Private.
Address: 2777 Danforth Ave. Toronto. ON.
Opening: On Hold.
Concept design of nine storey residential tower on Danforth Avenue East. Preliminary only.
Project may be purchased for rework or completion for Preliminary Review and ZAP.
40
LITTLE BUGS NURSERY IN SCARBOROUGH
Client: Little Bugs Nursery.
Address: Scarbourough. ON.
Engineers: Zand & Assosiates Structural.
Opening: June 2021
Daycare playground exit stair as graffiti wall project. Animated in Twinmotion.
39
CANNABIS LAB RENOVATION. OAKVILLE.
Client: Hempex.
Address: Oakville. Ontario.
Opening: 2024
Application: September 2023.
Engineers: Tauton Engineering Mechanical and Electrical. Zand Engineering Structural.
Renovation and change of use of of ground floor tenancy of industrial mall into cannabis oil manufacturing.
38
FARM CANNABIS FACTORY RENO. NORFOLK, ON.
Client: Client private.
Address: Norfolk. ON.
Licencing agency: GrowLegally.
Surveyors: IBW Surveying.
Engineers: Tauton Engineering M&E, and Zand & Assosiates Structural.
Opening: TBA
Renovation and change of use of Farm to Cannabis Factory. Site Plan application and Permit services.
37
STACKED PANCAKE HOUSE HERITAGE RENOVATION. TORONTO
Client: Stacked Pancake House.
Address: Ground floor, 395 Queen Street West. Toronto. Ontario.
Opening: Terminated.
Application: May 2022.
Engineers: MSH Engineering. MAGH Engineering Inc.
Heritage Renovation of ground floor retail restaurant into popular pancake house.
36
LEVA SLEEP SIGN PERMIT. SPRINGWATER
Client: Club Pilates Canada
Address: 270 North Service Road, Oakville. ON.
Engineers: MSH Engineering, and Zand & Assosiates.
Opening: 2023
Renovation and change of use of mall tenancy to Pilates Studio Chain. Permit services only.
35
LEVA SLEEP SIGN PERMIT. LONDON
Client: LEVA Sleep.
Address: London. Ontario.
Application: May 2022
Engineers: Zand & Associates.
Sign permit and engineering support for installation on existing EIFS facade.
34
PILATES STUDIO RENO, OAKVILLE. ON.
Client: Club Pilates Canada
Address: 270 North Service Road, Oakville. ON.
Engineers: MSH Engineering, and Zand & Assosiates.
Opening: 2023
Renovation and change of use of mall tenancy to Pilates Studio Chain. Permit services only.
33
HOUSE LICENSED DAYCARE WITH APARTMENT RENO.
Client: The Montessori Schoolhouse.
Address: 290 Runnymede Road, Toronto. Ontario.
Opening: 2024
Application: June 2022.
Engineers: Tauton Engineering. Zand & Associates.
Renovation of a house with small in home daycare to a 2 unit building with a licensed daycare for 17 children and a second and third level owners apartment. No drop-off and parking for daycare are required. Municipalities may differ.
32
KRISPY KREME CAFE RENOVATION CONCEPT
164 MCCAUL STREET, TORONTO.
Client: Krispy Kreme Canada
Address: 164 McCaul Street. Toronto.
Opening: 2024
The old loved Krispy Kreme Cafe on McCaul Street needs a refresh.
The new look means a white base with new logo and finishes.
*BEST CLIENT AWARD 2022 - For upgrading the building stock to current fire codes using sprinklered glazing.
31
KRISPY KREME BLOOR STREET WEST RENOVATION, TORONTO.
Client: Krispy Kreme Canada
Address: 2424 Bloor Street West. Toronto.
Opening: 2022-2023
Application: June 2022.
Engineer: MSH Engineering. Zand & Associates.
The new Krispy Kreme restaurant moves into Bloor Street West High Park hood at Jane Subway.
Due to the property line walk-through from the Jane Subway Station, much expense went into providing sprinklered glazing, unexpected by the client. Tenants, owners, and clients had been avoiding fire protection for 60+ years, but finally, Krispy Kreme Canada stepped up to protect customers and Toronto commuters alike.
They certainly deserve this prestigious award. Thank you Krispy Kreme for your civic leadership.
30
HOUSE RENOVATION WITH LANEWAY HOUSE CONCEPT IN THE BEACH, TORONTO.
Client: Private.
Address: 15 Brookmount St. Toronto. ON.
Type: House renovation with landscape improvements and laneway house with garage replacement.
Concept only – 2021.
Project canceled. Concept available for development on your property.
29
APARTMENT RENO CONCEPT, 8 BROOKMOUNT STREET. TORONTO.
Client: Private.
Address: 8 Brookmount, Toronto. Ontario.
Concept design for apartment building renovatin. Revised porch and attic apartment. Concept sketch for laneway house.
28
HIGH SOCIETY CANNABIS STORE IN
THUNDER BAY, ONTARIO.
Client: R.A.Y.S. HOLDING CORP.
Address: 101-210 Algoma St S, Thunder Bay. ON
Opening: Spring 2021
Application: 2020
Engineer: RVI GROUP LTD
Interior Finishes: LISA SANDHAM INTERIOR DESIGN
Signage and Film Graphics: THE SIGN AND GRAPHICS MANUFACTUR INC. Toronto
New Cannabis store in Thunder Bay. Provided architectural design and building permit drawings for local submission. Included interior design with retail theming assistance. Finish selections by local contractors and interior designer.
27
SHIVAA'S ROSE CANNABIS STORE ON ST. CLARENS STREET. TORONTO.
Client: SHIVAA’S ROSE Renovation.
Address: 457 St. Clarens Avenue, Toronto. Ontario.
Opened: March 2021.
Application: 2020.
Engineers: MSH Engineering. Zand Engineering.
Contractors: Starlight Construction Corp.
Providing full design and building permit services for a new cannabis store in the Bloordale neighborhood. Coordination with new Tim Hortons tenant adjacent on Bloor street. AGCO design requirements and approvals.
Exterior sign design and permit, and interior design included in the full scope of services.
*BEST CLIENT AWARD 2020 - For courage in the face of impossible odds.
26
LITTLE BUGS NURSERY IN SCARBOROUGH
Client: LITTLE BUGS NURSERY.
Address: 1448 Kingston Road, Scarborough. Ontario.
Opened: June 2021.
Application: 2020.
Engineers: MSH Engineering. Zand Engineering. Lea Consulting. Innovative fire.
Contractors: PT contractors. RR Reliable Projects Inc.
Special Mention: Planning Division, Scarborough District. Anglican Church of Canada, St. Nicholas Birch Cliff Church. Ministry of Education, Child Care.
Providing design and building permit services for new daycare in the Kingston Road BirchCliff Revitalization district. Change of use and permitting including Committee of Adjustment for Parking variances. The whole neighborhood and the city staff helped the owner make it all happen. The final requirement was new Covid acrylic partitions, added by the Ministry at the last minute.
Congratulations Little Bugs for taking on the big challenge of a daycare renovation in Toronto, during a Pandemic shutdown.
25
MONTESSORI SCHOOL RENOVATIONS
SCARBOUROUGH
Location: 297 Old Kingston Road, Scarborough.
Engineer: Zand & Associates.
Spanning 5 years and 2 owners this Montessori School has been given special attention. Opening this year, is a new basement classroom for young students. The ministry required more natural light, and a larger window was chosen. This may look simple enough but supporting the new construction within the old wall needed special structural attention by Kay Zand structural engineer. The school was setup in 2015 under a previous permit for classroom licensing, parking and playground design.
*BEST CLIENT AWARD 2019 - For bravery in breaking into a new industry.
24
CANNABIS LAB
PETERBOROUGH ONTARIO
Address: Peterborough, Ontario.
Opening: Summer 2021.
Application: 2019.
Engineer: Zand & Associates.
Design and building permit services for Cannabis manufacturing lab in Ontario.
CLIENT LETTER OF RECOMMENDATION 客戶推薦信
To whom it may concern,
Gary designed our new renovation project. He’s very professional and has a lot of knowledge and expertise in design and applying for the building permit. Everyone likes the design after they visit our new site. Gary is a designer that you can trust. I would really like to recommend him for your renovation project.
格雷先生是一个专业性非常强的设计师。他在申请建筑许可方面很有经验。 他很值得信赖，而且价格相对合理。 强烈推荐您用他做您的设计师。
Sincerely,
Charles Lu – Owner of a new cannabis site
23
RESTORATION IN PARKDALE
Location: 1313 King Street, Parkdale, Toronto.
Engineer: MSH Engineering.
Opening: Terminated.
This new owner wanted to invest in improving the ground floor for a new Thai resturant and renovated apartment units in this beautifull corner property on King street. Unfortuantly, after much design, the building was sold. If the new owner wants to contact me I have the whole building in Revit for future use.
22
FUNERAL SERVICES LAB
NORTH YORK, TORONTO.
Client: AFFORDABLE BURIALS INC.
Address: UNIT 2 – 43 Industrial Street, North York. Toronto.
Opening: Summer 2019.
Application: 2019.
Engineer: MSH Engineering. Zand & Associates.
A new location for an established funeral services provider, now in North York. We provided interior design, integrated branding and technical advice with full building permit services in a new industrial condominium building.
*BEST CLIENT AWARD 2018 - For obsessive dedication to every detail.
21
DENTAL LAB
NORTH YORK, TORONTO.
Client: RIESKE DENTAL TECHNOLOGIES INC.
Address: Unit 1 – 43 Industial Street, North York. Toronto.
Opening: Summer 2019.
Application: 2019.
Engineer: MSH Engineering. Zand & Associates.
A new lab for a dental services provider, now in North York. We provided interior design, and workspace advice with full building permit services for this efficient and friendly modern facility.
20
NEW HOUSE
ETOBICOKE, TORONTO.
Address: Etobicoke, Toronto
Opening: In design.
Application: 2018.
Engineer: MSH Engineering. Zand & Associates.
Interiors and PM: Urban Retreat Homes
In design mode, a modern home in Etobicoke.
19
YONGE STREET PATIO PERMIT
Address: 2013 Yonge Street.
Opening: Under construction.
Application: April 2018.
Engineer: Zand & Associates.
A new retaurant moves into Yonge Street. Patio permit needed.
*BEST CLIENT AWARD 2017 - For the rescue of an old cafe buiding in desperate need.
18
KRISPY KREME RESTAURANT
DUPONT STREET, TORONTO.
Address: 284 Dupont Street.
Opening: 2019.
Application: March 2018.
Engineer: MSH Engineering. Zand & Associates.
New restaurant moves into Dupont Street. Provide a rebuilt storefront with full interior renewal.
17
CORNER RESTAURANT
KING WEST, TORONTO.
Engineer: MSH Engineering.
New restaurant moves into King West.
16
PARKING ZONING CERTIFICATE , AIRPORT AREA, TORONTO.
Application: December 2017.
An airport parking provider needed zoning approval after zoning bylaws were revised. As Toronto is in a zoning bylaw transitional stage, zoning revisions are creating problems for some businesses providing parking in areas where added parking was not zoned.
The zoning application includes careful measurement and attestation of current uses on the site.
15
RETAIL KIOSK RENOVATION, EATON CENTER, TORONTO.
Application: March 2018.
A jeweller needed a layout for the Eaton centers approval.
14
LAW OFFICE RENOVATION,
BAY STREET, TORONTO.
Opened: October 2017. Location: 700 Bay Street, Toronto.
Engineer: MSH Engineering.
A growing law firm needed more individual office space.
The zoning application includes careful measurement and attestation of current uses on the site.
*BEST CLIENT AWARD 2016 - For outstanding courage in the face of complexity.
13
LOOKING GLASS ADVENTURES. ESCAPE ROOMS.
DANFORTH AVENUE , TORONTO.
Opened: Spring 2017.
Location: 2944 Danforth Ave, Toronto.
Engineer: MSH Engineering, Zand & Associates.
A large basement needed to change use from education to entertainment for a growing escape room business.
New walls to divide one of the classrooms was needed. Plumbing and fire supression needed to be legalized.
Our clients have created an amazing experience with ingenious themed activities and interiors.
Looking Glass Adventures showed great patience for the renovation process.
11
FACADE REDESIGN,
ETOBICOKE, TORONTO.
Opening: Spring 2017.
Redesign of facade and landscape concept of an Etobicoke suburban home. Creation of large dining window to frame front yard tree. Landscape concept sketch to suit.
10
FIBRE OPTIC HUB ROOM, TORONTO.
Client: Dotto One – fibre internet.
Engineer: JIT Engineers
Opening: October 2015.
New telecom hub room in a Toronto condo. We reused a decomissioned incinerator room for the install as the older condo complex didn’t have a hub room available.
09
MINI HOUSE ADDITIONS
SCARBOROUGH, TORONTO.
Opening: October 2015.
Location: Scarbourough.
Engineer: Zand and Associates
General Contractor: TBA.
This owner wanted visual privacy from her neighbours, and an inexpensive second exit from her dining area. A 900 mm wide covered porch on Techno Metal Post helical piles was the answer. In the rear of the house is another small backyard addition, as a garden shed, stair cover and garage vestibule, giving more privacy and comfort for low cost. The 900 mm setback determined the width of this mini addition.
*BEST CLIENT AWARD 2015 - For your contrubutions to the Queen Street West community.
08
KEKOU GELATO CAFE RENOVATION
QUEEN WEST AND SPADINA, TORONTO.
Open: September 17 2015.
Location: Queen West and Spadina.
Client/Owner: Kekou.
Engineer: JIT engineering.
General Contractor: By owner.
Kekou is now open, with many exotic flavors of gelato, and Vietnamese coffee.
07
DYANA'S ROOMING HOUSE RENO IN THE ANNEX.
Rooming House Renovation.
Location: Madison Avenue, Toronto.
Engineer: JIT engineering.
Construction: Terminated.
Our firm completed the building permit process for this distressed rooming house, after long negotiation. Although rooming houses are legend as a way to provide inexpensive and flexable accommodation in Toronto, zoning and building code requirements are very strict. The cost of permitting and correcting the old structures to current bylaws is often too much for owners to absorb as a small business. Rooming houses can be converted back to a single large residence, or if there is funding.
Over a modest size rooms must have a permitted separate ducted ventilation system, the cost being too much for such low-cost housing. The viability of the legendary small Toronto rooming house is at risk, at a time of great need.
06
ETTOIRE'S QUICK FLIP IN THE JUNCTION. TORONTO.
Occupancy: Spring 2015.
Location: The Junction.
Client/Owner: Ettoire and Len Dibiagio.
Engineer: JIT Engineering.
General Contractor: Not applcable.
Sometimes its not necessary to actually build out the design, just enable the owners to sell quickly at maximum value with the minimum of cash outlay – a distressed property flip. Under an OTC, this project required the complete permitting of a gutted shell in an up and coming Toronto hood.
The owners had some urgent family health problems, so the goal was to design, permit and flip mom’s cute old Toronto house as fast as possible, letting the buyers fix it themselves.
Ettoire called us in, and went with bare bones but elegant vernacular architecture and our engineers structural and mechanical concepts.
The permit application passed, the OTC was removed, and Ettoire and his brother got the maximum amount of cash in record time.
Some innovative design by JIT Engineering allowed us to completely clear span the ground floor while maximizing the ceiling heights.
Affordable smaller homes with all the amenities are very in demand in the city. Theres are few reasons they can’t be improved and sold for profit, even in a downturning market.
The final work was done by the new owner with his own architect using our design.
05
JASON'S LIQUOR PERMIT FOR RAMIN ISSHIN RESTAURANT. TORONTO.
We have dicovered we can help restaurants with more than just building permits. Liquor too!
They need an architectural seal.
As with everything we do, big or small, we aspire to be fast, accurate, beautiful, legally savvy and not expensive.
*BEST CLIENT AWARD 2014 - For great success in fighting city hall.
04
ELIZA'S DECK REBUILD.
TORONTO EAST.
Opening: January 2014.
Location: East Toronto.
Client/Owner: Eliza.
Engineer: JIT engineering for techno metal post installation.
General Contractor: Suresh Taxali of TS Building Inc.
A rescue deck for Eliza and her family, built with title insurance. Due to a Toronto building department ticket and court order, Eliza was forced to compeltely rebuild the illegal deck innocently purchased with her renovated new house. The new desk is supported by two seven foot deep techno metal posts attached to a wood support beam, highlighted here with patent green sheaths. r
03
YONGE AND BEAUTIFUL COSMETIC CLINIC IN THE AURA BUILDING.
YONGE STREET, TORONTO.
Opening: January 2014.
Location: Aura on College Park, P1 Mall level at 386 Yonge Street, Toronto.
Client/Owner: Best Beauty Deals.
Engineer: Ramondo Engineering for the sink installation.
Contractor: Suresh Taxali of TS Building Inc. For electrical, plumbing and all interior fit-up. The owner supplied some equipment, millwork and decor.
In Aura, a new underground retail mall under the famed 79 storey “tallest condo building” in Toronto, opens one of the first new smaller stores. Aura’s property managers, Canderel, had very strict requirements for all new store owners, making opening any store complex, slow and expensive.
Behind the mirrored entry area with sliding wood door is a treament room. The design challenge was to make all client areas handicap accessible as per code requirements, in a very small 105.6 sq ft unit.
02
KING SLICE RENOVATION
WEST QUEEN WEST, TORONTO.
Opening: August 1, 2013
Location: 1130 Queen Street West, Toronto
Client: King Slice
Engineer: JIT Professional Services for mechanical.
Contractor: Client as contractor.
Design Narrative: Provide renovation and building permit drawings for a pizza retail store. King Pizza supplied the interior design, construction and project management by the owner’s forces.
Eddie Leung structural engineer, designed the HVAC for the pizza ovens and reviewed the structural for the renovation.
I was recommended by the building owner, a longtime friend.
All drawings were minimal for permit only and were in traditional 2-d Autocad.
The architectural design challenge was to plan the profitable production oriented family operation in a small retail space.
I had done the previous tenants permit under an OTC. Many code violations had to be resolved at that time using consultant Aon fire and code to verify code infractions. City signage, garbage and storage issues still hang over these small but vital commercial storefront properties.
I respect the tight budget and do it yourself challenges of working with small family businesses in Toronto. Without their smaller shops, our streets would not be as walkable. This block contains the Drake Hotel, the resilient Saigon Flower restaurant, Ravi Soups as well as the usual Subway and Pizza Pizza.
West Queen West needs small scale family investment to balance the arrival of the larger banks, restaurant and drug store chains. Zoning bylaws have reserved this area as a cultural district, with a heritage post office building across the street. Many creative industries are located in the area, such as film production.
*BEST CLIENT AWARD 2013 - Being the Queen Bee in their industry.
01
JACK DANIELS BARREL TREE.
KING WEST. TORONTO.
Opening: December 11, 2013
Location: 544 King Street West, Toronto
Client: Hive Strategic for Jack Daniels
Engineer: JIT Professional Services
Contractor: Burrel Inc.
Design Narrative: Design and construct a temporary street decoration of branded stacked liquor barrels in a tree shape for the 2013 holiday season. The promotion had been done by Jack Daniels in London, England and was available on Youtube for reference.
Eddie Leung Structural engineer, designed the internal support structure and base with a central steel post and demountable steel tube branch supports. The structure can be reused.
Carvel Burrel, the contractor, added plywood platforms for construct ability and safety. Lighting design by contractor.
The architectural design challenge was to get the largest structure inside the property line, and fit the barrels in 6 circular tiers inside a triangular cone, with space reserved for barrel variances. The exterior guard had to be minimal, complimentary, and support visitor activity, such as picture taking. Client “drink responsibly” banner sign was well executed by Hive Strategic.
Structural was conservatively designed by Ernie Leung, who used tube steel around a central steel pole structure, anchored to a heavy wooden base in 2 parts. The design challenge was demountability, easy to transport and construct on site, with the parameters of speed and low cost of construction.
All architectural design was done in Autodesk REVIT BIM software exporting out to structural in Autocad 2d.
00
PROJECTS THAT WERE SMALL AND FELL TO THE BOTTOM
NO PROJECT TOO SMALL:
We enjoyed helping these clients with their smaller projects.
- Montessori School renovations. We did 2 of them.
- Bathurst Street porch renovation.