April 20, 1998

 To:Toronto Community Council

 From:Commissioner of Urban Planning and Development Services

 Subject:FINAL REPORT - 2079-2111 YONGE STREET, 5,9,11 AND 21 HILLSDALE AVENUE EAST, AND 12, 14 AND 16 MANOR ROAD EAST - Application 196015 for Official Plan and Zoning By-law Amendments and Site Plan Approval to Permit a 6-storey Mixed Use Building and Six 3-storey Townhouse Units. (North Toronto)

 Purpose:

 To recommend approval of a mixed use development for this site which consists of most of the block frontage on the east side of Yonge Street between Hillsdale Avenue and Manor Road.

 Source of Funds:

 Not applicable.

 Recommendations:

 1.That the City Solicitor be requested to submit a draft by-law, in consultation with the Commissioner of Urban Planning and Development Services, to amend the Official Plan substantially as follows:

 add to Section 18 a new subsection as set out below:

 ALands known as 2079-2111 Yonge Street, 5,9,11 and 21 Hillsdale Avenue East, and 12, 14 and 16 Manor Road East

See Map 18.-- at the end of this Section.

 Notwithstanding any of the provisions of this Plan, City Council may pass by-laws applicable to the lands indicated on Map 18.-- to permit:

 (i)a building containing residential and non-residential uses provided the residential gross floor area does not exceed 10,005 square metres, the total number of dwelling units does not exceed 123, the non residential gross floor area does not exceed 1,432 square metres, and the total gross floor area does not exceed 11,437 square metres; and

 (ii)a maximum of 6 townhouse units, none of which is to exceed a maximum residential gross floor area of 247.35 square metres.@

 2.That the City Solicitor be requested to submit a draft by-law, in consultation with the Commissioner of Urban Planning and Development Services, to amend the City's Zoning By-law 438-86, as amended, as it affects the lands known municipally as 2079-2111 Yonge Street, 5,9,11 and 21 Hillsdale Avenue East, and 12, 14 and 16 Manor Road East, shown on Map 1 attached to this report, so as to:

 a)permit a mixed use building on the site provided that:

 (i)it does not contain more than 123 dwelling units;

(ii)it does not exceed a residential gross floor area of 10,005 square metres;

(iii)it does not exceed a non-residential gross floor area of 1,432 square metres;

(iv)it does not exceed a total gross floor area of 11,437 square metres;

(v)it is contained within the building envelope AA@ shown on Map 1; and

(vi)does not exceed 20.55 metres in height.

b)permit 6 townhouse units provided that:

 (i)each townhouse unit does not exceed a maximum residential gross floor area of 247.35 square metres;

(ii)they are contained within the building envelopes AB@ and AC@ shown on Map 1; and

(iii)they do not exceed 10.0 metres in height.

 c)provide a minimum of 84 parking spaces on the lot, of which at least 74 spaces shall be reserved for the exclusive use of residents and 10 spaces shall be reserved for residential visitors and retail parking;

 d)provide a minimum of 65 bicycle parking spaces on the lot, including 13 spaces for visitors;

 e)provide that no non-residential uses shall gain entrance from Hillsdale Avenue or Manor Road; and

 f)exempt the site from the appropriate provisions of Zoning By-law 438-86 as amended, identified by the Chief Building Official in her letter dated March 26, 1998 and forming part of Appendix B to this report.

3.That the owner enter into an undertaking under Section 41 of the Planning Act prior to the introduction of a Bill in Council.

 4.That the Commissioner of Urban Planning and Development Services report on the implications of the pending changes to the Rental Housing Protection Act, 1989, for this application, no later than the statutory public meeting of your Committee to consider the Official Plan and Zoning By-law amendments referred to in Recommendations 1 and 2 above.

 Background:

 1. Application

 Application received July 11, 1996 from Stephen D. Diamond, McCarthy Tetrault, Suite 4700, TD Bank Tower, TD Centre, Toronto, Ontario, M5K 1E6, on behalf of the owner, Carvil Enterprises Limited, Shudell Investments Limited, Garthorne Investments Limited, 100 Scarsdale Avenue, Don Mills, Ontario, M3B 2R8.

 2.Public Meeting

 On October 10, 1997, Land Use Committee of the former City of Toronto approved the recommendations contained in the Preliminary Report (dated September 24, 1997) and requested that a Public Meeting be held in the neighbourhood to discuss the proposed development.

 On December 5, 1997, a Public Meeting was held, notes of which are attached to this report as Appendix A. The meeting was very well attended. Many concerns were raised about the proposal including matters related to density, built form, and the intrusion of higher density development into a low density residence area.

 3.Revised Application

 In response to concerns raised at the Public Meeting, subsequent letters from area residents and by planning staff, the applicant has revised his proposals as follows:

 -Originally, the project was to consist of one building with a height of six storey, terraced down to three storeys towards the easterly limit of the property. The modified proposal is for three building components: one 6-storey mixed use building fronting onto Yonge Street containing 123 residential condominium units plus 1,431.84 m2 grade related retail space; four 3-storey townhouse units fronting on Manor Road East; and two 3-storey town houses fronting on Hillsdale Avenue East.

 -The residential unit count has been reduced from 143 to 129 units.

 -The overall density of the project has been reduced from 3.19 to 2.93 x the lot area.

 -The mix of uses has been changed from 1,170.5 m2 commercial and 12,898.3 m2 residential gross floor area to 1,431.84 m2 commercial and 11,488.86 m2 residential gross floor area.

 -The 6-storey Yonge Street building is to be separated from the townhouses to the east by a two-way laneway, open to the sky, providing access to the underground garage from both Hillsdale Avenue and Manor Road.

 -The 6th floor of the Yonge Street building has been substantially set back along the east edge of its north and south wings.

 -Entrances to the commercial uses will be from Yonge Street only.

 4.Site and Surrounding Area

 The 4,406 m2 site includes all lots with frontage on the east side of Yonge Street between Manor Road East and Hillsdale Avenue East except for No. 2075 Yonge Street at the corner of Manor Road East. In addition, the site contains three existing houses fronting on Manor Road, and a four-plex residential building and a vacant lot along Hillsdale Avenue. The residential units have been rented for some time.

 Lots fronting on Yonge Street, are used for a variety of retail and service commercial uses at grade and residential or office uses above. One of the premises is used for a legal non-conforming use, namely an adult entertainment parlour called ACheaters@. The interior of the site is vacant but used as a parking lot with access from Manor Road East.

 To the north of the site on Yonge Street is the Art Shoppe, a low rise furniture store. Low density residential uses extend east along Hillsdale. To the east of the site is a low density residential area consisting mainly of two and two-and-a-half storey single family homes. To the south along Yonge Street are mainly two storey mixed commercial/residential uses. Similar mixed commercial/residential uses are on the west side of Yonge Street.

1. Planning Controls

 Official Plan:

 The Official Plan designates the westerly half of the site fronting Yonge Street as a ALow Density Mixed Commercial Residential Area" where, subject to the Main Streets policies, residential intensification is encouraged in mixed use buildings between 3 to 5 storeys in height at a maximum density of 3 times the lot area. The easterly portion of the site is designated "Low Density Residence Area" where Council may pass by-laws to permit residential uses at a maximum density of 1 times the lot area.

 The site is subject to the policies of the Yonge-Eglinton Part II Official Plan, as amended by a site specific Official Plan Amendment No. 304, permitting the majority of the site to be developed for a mixed commercial-residential building with a non-residential gross floor area not exceeding 1500 m2 and no more than 46 dwelling units. On the remainder of the site it provides that the three existing residences on the lots fronting on Manor Road be renovated and maintained in their residential use, and that the existing four-plex and vacant lot fronting on Hillsdale Avenue be developed for a maximum four dwelling houses.

 Zoning By-law:

 The site is subject to site specific By-law 809-84 which divides the site into three parcels as follows:

 Parcel A is that portion of the site with frontage onto Yonge Street where retail and service commercial uses are permitted at grade with a maximum 46 residential units above. Building height is not to exceed 15.2 metres. At least 65 parking spaces are to be provided underground, and at least 19 parking spaces are to be at grade behind the building and accessible via driveways from both Hillsdale and Manor Road.

 Parcel B consists of the easterly portion of the site with frontage onto Hillsdale Avenue East where no more than 4 attached one-family dwellings are permitted at a maximum height of 9 metres.

 On Parcel C the currently existing three dwellings are to be renovated and maintained in their existing use.

Site Plan Control:

 The subject site is within an area of Site Plan Control and subject of the delegated Site Plan Approval Process.

 Comments :

 1.Reasons For This Application:

 This application does not conform with the following main aspects of site specific provisions of Official Plan Amendment No. 304 and Zoning By-law 809-84:

 -53 residential units are permitted whereas the proposal is for 129 units;

-the existing houses on Manor Road are to be retained whereas the proposal is to replace them with 4 townhouses;

-the existing four-plex on Hillsdale Avenue is permitted for redevelopment as four attached dwelling houses, whereas the proposal is to replace it with 2 townhouse units.

-the maximum permitted building height along Yonge Street is 15.2 metres whereas the proposed mixed use building is to be 19.15 metres high; and

-the maximum building height in the residential area is either 9 metres or the current height of the existing houses. The proposed townhouses are to be at maximum 10 metres high.

2.Public Consultation

 A public meeting was held by the Planning Advisory Committee on December 5, 1996, the notes of which are attached hereto as Appendix A. During the public meeting as well as in numerous letters received by the City subsequently, concerns were raised by area residents about the proposed density, building height, massing, the encroachment of the proposed building into the low density residence area, the perceived destabilizing effect on the residential neighbourhood and precedent-setting potential for requests of higher densities for redevelopment of Yonge Street between Soudan and Davisville Avenues.

 On May 29, 1997, the South Eglinton Ratepayers Association held a public information meeting about the proposed development and invited City Planning staff to attend. At that time, staff noted that the applicants were in the process of modifying their proposal to respond to a set of Site Development Principles. This set of principles, discussed in detail in the following Section 4, was formulated by staff in response to public concerns about the original application. Copies of these Site Development Principles were made available to those in attendance at that meeting.

 3.Comments from Public Officials

 No major concerns were raised by Public Officials whose comments are attached hereto as Appendix B.

 4.Reasons for Approving the Revised Application

 As discussed below, the revised application responds successfully to the concerns raised in the Preliminary Planning Report and at the public meeting and is in keeping with the four basic Site Development Principles formulated for this site by staff and discussed at the Ratepayers' meeting on May 29, 1997.

 4.1Integrity of District Boundaries

 The proposed rear lane alignment should be considered the boundary between the Low Density Mixed Commercial Residential (LDMCR) portion of the site along Yonge Street and the Low Density Residential (LDR) portion of the site fronting on Manor Road and Hillsdale Avenue East.

 The application has been revised so that a 6 storey high main streets type building will provide retail frontage on Yonge Street and a residential main entrance from the rear via a north-south two-way private lane which is open to the sky. To the east of this laneway will be two townhouse units on the south side of Hillsdale and four townhouse units on the north side of Manor Road. As such, the revised plan respects the important principle of maintaining the lane as the boundary between the residential neighbourhood and the higher density mixed use development along Yonge Street.

4.2.Main Streets Policies

 The LDMCR portion of the site should be developed according to Main Streets policies with a building height not exceeding 6 storeys provided any portion above the fifth floor is set back an additional 2 metres.

 The six storey building with retail at grade and residential condominium units above is generally consistent with Main Streets policies in the Official Plan. The sixth floor has no additional setback but been designed in a mansard style which visually sets this floor apart from the five floors below. As such, the applicant offers a satisfactory alternative design solution in response to the need to reduce the visual impact of the 6th floor level.

 4.3.Integrity of the Low Density Residential Neighbourhood

 The Low Density Residence portion of the site should be developed within the current policies respecting use, height and density ranges with house form buildings facing onto the adjacent streets.

 The Low Density Residence portion of the site is now proposed for development of six, 3-storey townhouse units at maximum 10 metres high. As such the proposed building type is in keeping with current City policies for low density residence areas.

 For purposes of calculating the proposed density, the centre line of the proposed laneway has been regarded as the dividing line between the 2,803.03 m2 portion of the lot reserved for the mixed use building fronting onto Yonge Street and the 1,602.97 m2 portion to the east where the six townhouses are to locate.

 The townhouses will have at maximum a total gross floor area of 1,484 m2 resulting in a density of 0.93 x the easterly portion of the lot. As such, the proposal is in keeping with Official Plan policies regarding the Low Density Residence Area designation, where a maximum density of up to 1 x the lot area is permitted.

 4.4.Creation of Rear Lanes behind Main Streets development:

 A north-south private lane is proposed to service the development. Such lane should be open to the sky and provide a visual separation between the mixed use and the residential portions of the site.

 The application has been revised to provide a private lane open to the sky and located between the mixed use building along Yonge Street and the townhouse units on the easterly portion of the site.

 5.Rental Housing Protection Act:

 While I am recommending approval of this application, it is important to note that until proclamation of rescinding legislation by the Province, the provisions of the Rental Housing Protection Act (RHPA), 1989, continue to apply to this application as it involves displacement of 27 registered rental housing units. This means that until the new legislation has actually been proclaimed, no demolition or building permit will be issued unless Council approval has been granted pursuant to the provisions of the RHPA, 1989.

 I am currently reviewing the implications of the pending changes to the RHPA on a City-wide basis and will be in a position to report back to your Committee on this issue as it relates to this application in particular, no later than the statutory public meeting of your Committee to consider the Official Plan and Zoning By-law amendments implementing this application.

 Accordingly, I am recommending approval of this application subject to my further reporting on the pending amending legislation to the RHPA and the implications on related City policies on this development proposal.

 Conclusion:

 The original proposal has been modified successfully in response to concerns raised during the public meeting and by civic officials with the result that the overall density of the project was reduced, and compliance with the urban design guidelines for the sites was achieved. The proposal is generally consistent with the policies of the Official Plan. Accordingly, I am in support of this revised proposal.

 Contact Name:Feodora Steppat

City Planning Division, North Section

Telephone: 392-7740

E-mail: fsteppat@city.toronto.on.ca

     Paul J. Bedford

Director, City Planning and Chief Planner

(p:\1998\ug\uds\pln\to981569.pln) - st

APPLICATION DATA SHEET

 Confirmed Municipal Address:1079, 2081, 2085, 2087, 2093, 2097, 2103, 2105, 2107, & 2111 Yonge Street; 5, 9, 11, 21, Hillsdale Avenue East; 12, 14 &16 Manor Road East

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION

Appendix A

Notes of Public Meeting

for 2079-211 Yonge Street, 5, 9, 11 and 21 Hillsdale Avenue East,

and 12, 14 and 116 Manor Road East

 Attendance:

 Babak Abbaszadeh, Chair, PAC

Joanne Simonetta, Member, PAC

Feodora Steppat, City Planning, Urban Devlopment Services

Deborah Porte, City Planning, Urban Development Services

Stephen Diamond, McCarthy Tetrault

  The meeting commenced at 7:30 pm.

 Approximately 100 members of the public were in attendance.

 The chair briefly reviewed the role of the Planning Advisory Committee, the purpose of the meeting and the process the application will follow afterwards.

 Feodora Steppat, the area planner, outlined the basic elements of and reasons for the application, its planning policy context and associated planning issues.

 The applicant's architect explained the details of site and building design.

 Concerns focused on the requested increase in density, building height and massing in terms of the precedent setting potential for future redevelopment of Yonge Street between the two subway nodes, as well as the impact on neighbourhood stability, parking and traffic circulation, and demands on parks and existing school facilities.

 Regarding these major issues, the following particular concerns were identified:

 Density, Building Height and Massing:

 The City planner was requested to explain the proposed density in relation to the existing MCR and R zoned portions of the site. It was pointed out that it is difficult to accurately calculate density that way. However, in approximate terms, the total requested density of 3.19 times over the entire lot would translate into a density of about 4.4 times on the MCR zoned area of the lot and about 1.9 times on the R zoned portion.

 The question was raised why one would want to entertain requests for increases in density on Yonge Street given that the City's Main Streets policies have only recently been implemented and should be conformed with unless undue hardship or need can be demonstrated. Members in the audience repeatedly made it clear that they did not feel there was any need to amend the current policies to accomodate the application. On the contrary, it was pointed out that increases in density along Yonge Street between the two subway nodes would diminish the importance of the nodes where a concentration of density currently exists and can be justified.

 Regarding building height it was pointed out that the proposed 17 metres exceed the permitted 16m height limit on Yonge Street by only 1 metre. However, the easterly half of the building with location in the R zone, exceeds the permitted 9 m height limit by almost 100 %.

 The proposed terracing of the easterly portions of the building was seen as insufficient to provide an effective transition into the abutting neighbourhood. Also noted was the potential loss amenity for abutting residential lots in terms of privacy as well as shadow casting.

The massing effect of the U-shaped building was seen as incongruent with the existing houseform in the abutting neighbourhood.

 Precedence:

 The point was made several times that the Art Shop should not be used as a precedent to justify encroachment of medium density development into the low density residence district.

 Numerous times, concern was raised with the undesirable precedent this proposal would set for future redevelopment of Yonge Street in terms of building height, massing and site design as well as encourage land assembly of low density residential lots near Yonge Street.

 Neighbourhood Stability:

 The encroachment of this proposal into the Low Density Residence Area was seen as a very serious issue, particularly as this neighbourhood is currently experiencing pressures for redevelopment exceeding permitted densities also on Eglinton, Mount Pleasant and Merton Street. It was seen as a threat to neighbourhood stability and the area's continued desirability to purchase a home to raise a family.

 Also noted was the fact, that the applicant owns a number of other residential properties near-by on Hillsdale and on Manor Road, all of which are currently rented. Fears were expressed that the applicant my attempt to achieve continuous ownership of residential lots east of the subject site and ask for increases in current density permissions to allow higher density residential development using the subject application, if approved, as the precedent.

 The question was asked as to how long the applicant has owned the subject site. Mr. Diamond indicated that his client has owned the site for about 40 year. The question then was raised whether the applicant has intentions to actually develop the lands if his current application were granted. It was noted further by a member in the audience that increases in development potential of the subject site were granted in 1984 but never implemented.

 A number of residential tenants in the existing developments on the subject site were in attendance at the meeting and asked whether they were in any way protected.

 Parking and Traffic Circulation:

 The number of proposed parking spaces was perceived as insufficient to satisfy the needs of condominium owners. The number of visitor parking spaces was also seen as insufficient.

 Fears were expressed that the project would aggravate the currently unsatisfactory traffic and parking situation.

 Now, deliveries to Yonge Street stores can be made from the existing rear lane. The new development would necessitate deliveries to be made only from Yonge Street, a seemingly less desirable situation.

  Parks and Schools:

 It was requested that this application be evaluated in terms of its effects on the area's schools, parks and social services. The area planner noted, that the application has been circulated to the School Board and City Parks Department soliciting their respective comments none of which are available to date.

  The meeting was adjourned at 10:20 pm

Appendix B

Comments from Civic Officials

 1.Comments from Urban Planning and Development Services, Buildings, dated March 26, 1998.

 AOur comments concerning this proposal are as follows:

 Description:Build mixed use building containing retail stores and 129 dwelling units.

Zoning Designation:MCR T3.0 C2.0 R2.5 R2 Z0.6Map:51K-321

Applicable By-law(s):391-81, as amended

Plans prepared by:Rose and BigauskasPlans dated: February 13, 1998

Residential GFA:11489 m²

Non-Residential GFA:1432 m²

 Zoning Review

 The list below indicates where the proposal does not comply with the City=s Zoning By-law 438-86, as amended, unless otherwise referenced.

 SEPARATE LOT AREA AND GROSS FLOOR AREA CALCULATIONS ARE REQUIRED FOR EACH OF THE ZONING DISTRICTS:

 1.The building /addition will have a height of 20.55 metres instead of the maximum permitted 16.0 metres. Section 4(2)(a)

 2.The building /addition will have a height of 10.0 metres instead of the maximum permitted 9.0 metres. Section 4(2)(a)

 3.78 bicycle parking spaces-occupant required. 52 provided. Section 4(13)

 4.19 bicycle parking spaces - visitor required . 13 provided. Section 4(13)

 5.The proposed use(s) (a mixed use building) is/are not permitted in this district. Section 6(1)(a)

 6.The building/addition will be located 0 metres from the front lot line instead of the minimum required 5.0 metres. Section 6(3) PART II 2.

 7.The building/addition will be located 0.45 metres from the east side lot line instead of the minimum required 7.5 metres. Section 6(3) PART II 3.

 8.The building will have a depth of 71.0 metres instead of the maximum permitted 14.0 metres. Section 6(3) PART II 5.

 9.The building will have external facing walls separated by a distance of 8.0 instead of the minimum required 11.0 metres. Section 6(3) PART II 6

 10.The building will be located 0 metres from a lot in an R district in lieu of the minimum required 7.5 metres. Section 8(3) PART II.

 11.The building will penetrate the 45 degree angular plane at an elevation of 13.0 metres above the street line. Section 8(3) PART II 4(c)(i).

 12.The building will penetrate the 45 degree angular plane at an elevation of 10.0 metres 7.5 metres from an R district. Section 8(3) PART II 4(c)(iii).

 13.The residential building will contain more than 6 dwelling units. Section 12(2)63.

 14.82 parking spaces will be provided in lieu of the minimum required 106 parking spaces. Section 12(2)118(iv).

 15.The building wall of the first storey will be located 0 metres from the street line in lieu of the minimum required 0.15 metres.

 Other Applicable Legislation and Required Approvals

1.The proposal requires Site Plan approval under Section 41 of the Planning Act.

 2.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof pursuant to Section 42 of the Planning Act.

 3.The proposal requires City Council=s approval pursuant to the provisions of the Rental Housing Protection Act, 1989.

 4.The proposal DOES NOT require the approval of Heritage Toronto under the Ontario Heritage Act.

 5.The issuance of any permit by the Chief Building Official will be conditional upon the proposal=s full compliance with all relevant provisions of the Ontario Building Code.@

  2.Comments from City Works Services, dated April 1, 1998.

 AThe proposal for the above noted site, located on the north-west corner of Yonge Street and Hillsdale Avenue East, was dealt with in Departmental report to you dated November 6, 1996 and November 6, 1997.

 The project has now been revised, to among other things:

 - increase the number of residential units in the mixed use building from 122 units to 123 units;

 - reduce the total number of parking spaces from 117 to 84 on the plans, including a reduction in the total number of visitor parking spaces from 33 to 10, although the site statistics indicate the provision of 82 spaces;

 - eliminate the second level of the underground parking garage, modify the parking layout and relocate the physical separation between the resident parking spaces and the residential visitor parking spaces;

 - indicate the parking space dimensions and width of the access driveways;

 - indicate that the slope of the access ramp to the underground garage would not exceed 5% within 6 m of the north-south private driveway and 15% along the remaining portions;

 - indicate an inside turning radius of 5 m and an outside turning radius of 11.5 m for two way traffic, at all turns on the access ramp system;

 - indicate a garbage storage room of 35 m5 and a separate recycling room of 18 m5 in size, respectively; and

 - indicate a base pad adjacent to the front of the Type G loading space.

 Parking

 The provision of 84 parking spaces in a one-level underground garage as shown on the plans, satisfies, as far as can be ascertained, the Zoning By-law requirement for 81 spaces for the residents and residential visitors, whereas it does not require parking spaces for the retail component. The proposed parking supply is acceptable. The modified parking layout, relocation of the physical separation and dimensions of the parking spaces, driveway and ramp widths are acceptable.

 Refuse Collection

 A garbage storage room of 35 m5 and a separate recyclable materials storage room of 18 m5 have been shown on the plans and are acceptable. However, the plans should be revised to indicate that the recycling room will be designed with double doors leading to the loading facility to facilitate the movement of container bins and be accessible to residents, without providing access to the garbage room. A second garbage storage room (undimensioned) is shown within the underground garage and is acceptable. A garbage chute connecting the upper floors to the garbage room and a stationary compactor unit within the garbage room have not been shown on the plans.

 The Type G loading space must be designed to permit trucks to enter and exit the site in a forward motion, as previously set out in both the November 6, 1996 and November 6, 1997 Departmental reports. The plans should be revised accordingly. In any event, it appears that the vertical clearance within the first 8 m of the proposed Type G loading space is less than the required 6.1 m.

 Stormwater Management

 In connection with City Council=s policy requiring the infiltration of storm water run-off into the ground for all new buildings, the applicant should submit, for the review and approval of the Commissioner of City Works Services, a grading plan showing proposed grades and details of the proposed drainage facilities.

 Work Within the Road Allowances

 With respect to Yonge Street, the design of the boulevard must meet the Transportation Department=s guidelines for pedestrian accommodation, greening and aesthetics. This includes providing or preserving a decorative band of impressed concrete 0.6 metres wide along the back of curb and trees every 6 to 8 metres along the Yonge Street frontage. If clarification is required on how these standards will apply to this site, the applicant can contact the Streetscape Program at 392-3808.

 Permits

 The applicant is required to obtain building location and streetscape permits from the Transportation Department prior to construction of this project. Other permits associated with construction activities (such as hoarding, piling/shoring, etc.) may also be required. The applicant is responsible for obtaining the applicable permits and should be advised to contact the Road Allowance Control Section (RACS) at 392-4960 regarding the site-specific permit/licence requirements.

 As a result of the foregoing, and for the sake of clarity, the following is a consolidation which updates and supersedes the recommendations contained in the previous reports.

 1.That the owner be required to:

 (a)Provide space within the development for the construction of transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

 (b)Provide and maintain a minimum of 84 parking spaces on the site to serve the project, including at least 74 parking spaces for the exclusive use of the residents and 7 spaces for the residential visitors;

 (c)Provide and maintain a physical separation between the residential and commercial portions of the underground parking garage to secure the availability of the resident parking;

 (d)Construct the access to the underground garage with a slope not exceeding 5% within 6 m of the streetline and not exceeding 15% along the remaining portions;

 (e)Provide and maintain a minimum inside turning radius of 4.5 m, with a minimum outside turning radius of 7.9 m for one-way traffic and 11.3 m for two-way traffic, at all turns on the access ramp system;

 (f)Provide and maintain a heating system to prevent ice and snow build-up on that portion of the access ramp to the underground garage which will be exposed to the elements;

 (h)Provide and maintain a garbage room at least 25 m5 in size in the residential component of the project and install and maintain a stationary compactor unit in the garbage room;

 (i)Provide and maintain a recycling room at least 15 m5 in size designed with double doors or an overhead door leading to the Type G loading space and conveniently accessible to all residents of the project;

 (k)Provide and maintain 1 Type G loading space on the site, with a generally level surface and access designed so that trucks can enter and exit the site in a forward motion;

 (l)Construct the Type G loading space and all driveways and passageways providing access thereto to the requirements of the Ontario Building Code, including allowance for City of Toronto bulk lift and rear bin vehicle loading with impact factors where they are to be built as supported structures;

 (m)Construct all driveways and passageways providing access to and egress from the Type G loading space with a minimum width of 3.5 m (4 m where enclosed), a minimum vertical clearance of 4.3 m and minimum inside and outside turning radii of 9 m and 16 m;

 (n)Provide and maintain a concrete base pad with a slope not exceeding 2% adjacent to the front of the Type G loading space for the storage of at least 4 compactor containers on collection day;

 (o)Provide and maintain a level service connection between the garbage room and the recyclable materials storage room and the Type G loading space for the transporting of container bins;

 (p)Apply for revised municipal numbering to the Commissioner of City Works Services prior to filing a formal application for a building permit;

 (q)Submit to the Commissioner of City Works Services:

 (i) Final approved drawings of the development with sufficient horizontal and vertical dimensions of the exterior walls of the proposed building to enable the preparation of the building envelope plans, and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

 (ii)A grading and drainage plan for the review and approval of the Commissioner of City Works Services;

 (r)Submit to, and have approved by, the Commissioner of City Works Services,

prior to the introduction of a bill in Council:

 (i)a Material Recovery and Waste Reduction Plan addressing strategies for material recovery and waste reduction within the development;

 (ii)a Noise Impact Statement in accordance with City Council's requirement;

 (s)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner of City Works Services that the development has been designed and constructed in accordance with the Noise Impact Statement approved by the Commissioner of City Works Services;

 (t)Provide, maintain and operate the material recovery and waste reduction and noise impact measures, facilities and strategies stipulated in the respective plans approved by the Commissioner of City Works Services;

 (u)Submit revised drawings with respect to Recommendation Nos. 1(h), 1(i), 1(k), 1(n), 1(o), and 1(q) (ii) above, for the review and approval of the Commissioner of City Works Services;

2.That the owner be advised:

 (a)Of the need to receive the approval of the Commissioner of City Works services for any work to be carried out within the street allowance;

 (b)That the Yonge Street Boulevard must be designed in accordance with the guidelines of the Transportation Department;

 (c)Of the need to obtain building location and streetscape permits from the Transportation Department prior to construction of this project;

 (d)That the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connection to the sewer system will only be permitted subject to the review and approval by the Commissioner of City Works Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm run-off;

 (e)Of the need to receive the approval of the Commissioner of Urban Development Services for the proposed canopies within the Yonge Street and Hillsdale Avenue East road allowances;

 (f)Of the need to submit a separate application for the review and approval of the Commissioner of City Works Services for the proposed steps within the Hillsdale Avenue East road allowance; and

 (g)Of the City=s requirement for payment of a service charge associated with the provision of the City containerized garbage collection.@

  3.Comments from Toronto Parks and Recreation Community Services, dated March 11, 1998.

 AThis will acknowledge your Official Plan Amendment and/or Rezoning Circulation Form which was circulated on February 17, 1998 and contained revised plans for the above noted application. I have reviewed the circulated plans and advise that:

 :There is/are eleven City owned tree(s) involved with this project which is/are situated on the City road allowance adjacent to the development site. These tree(s) must be protected at all times in accordance with the Specifications for Construction Near Trees contained in the Tree Details Section of the City of Toronto Streetscape Manual.

  :If sufficient space exists, the applicant should provide large growing shade trees to be planted within the City road allowance as part of this application. A detailed landscape plan must be provided which indicates the exact location of all existing City owned trees and any proposed trees to be planted within the City road allowance including details with respect to proposed tree species, caliper and quantity. A planting plan should provide the best possible, natural, planting environment for trees. It is preferred that trees be planted in turf when possible. If no room exists for turf boulevards with trees, raised planting beds or continuous tree pits should be considered. Trees must be planted in accordance with the Tree Details Section of the City of Toronto Streetscape Manual as per the details noted below. Please note that the applicant must conduct an investigation of underground utilities prior to proposing tree planting within the City road allowance. If planting is not possible due to a utility conflict, a utility locate information sheet from the respective utility company should be provided to the City.

 Street Trees in Turf:In accordance with Planting Detail No. 101 for Balled and Burlapped Trees in Turf Areas.

 Street Trees in Raised Planters:In accordance with Planting Detail No. 102 for Raised Tree Planter -Concept.

 Street Trees in Tree Pits:In accordance with Planting Detail No.=s 103, 103-1, 103-2, & 103-3 for 1.2 m x 2.4 m Tree Pit. Tree pits must be constructed in accordance with the Continuous Tree Pit details outlined in the Construction Details Section of the City of Toronto Streetscape Manual as Drawing No.=s RE-1833M-1, -2, -3, -4, -5, and -6, 1 of 2 & 2 of 2.

 :There appear to be trees situated on private property which may be impacted by this development. City of Toronto Municipal Code, Chapter 331, Trees, Article III, requires that a permit be obtained for the injury or destruction of trees situated on private property which are generally in good health and have a diameter of 30 cm or more. Trees which may be affected could be located on the subject development site or on lands adjacent to the development site. For all existing trees situated on private property that are to be retained and protected, a detailed report and plan must be provided which indicates the impact of the construction activities in connection with the proposed development on the trees in question and appropriate tree protection measures as determined by a Certified or Registered Consulting Arborist or Registered Professional Forester retained by the applicant.

 :Your staff should contact Mr. Gary Le Blanc of my staff at 392-0494 regarding the applicant=s need to submit an application for permission to injure or destroy trees should the development continue in its present form. The City also encourages new tree planting on private property and encourages the protection of other existing trees situated on private property and construction which accommodates the preservation of trees.

   :I advise that the plans prepared by Alexander Budrevics and Associates Limited, date stamped as received on February 13, 1998 by Urban Development Services and on file with the Commissioner of Urban Development Services are not acceptable at this time due to the reason(s) indicated above.@

  4.Comments from Toronto Public Health, dated March 30, 1998.

 AThank you for your request of February 13, 1998, to review and comment on the above referenced application. Staff at Environmental Health Services (EHS) have reviewed this application and offer the following comments.

 The revisions to the site plan have been noted and do not alter the previous recommendations made for this site. Please refer to this Department=s letter dated August 23, 1996, for this information.

 Please inform the owner/applicant in respect to this matter and provide them with a copy of my comments. If you have any questions, please contact me at the above number.@

  5.Comments from Toronto Public Health, dated August 23, 1996.

 AThank you for your request of July 16, 1996 to review and comment on the Site Plan Approval for the above referenced site. Staff at Environmental Health Services (EHS) have reviewed this application and offer the following comments.

 Comments:

 The applicant proposes the construction of a mixed use commercial and residential development with parking for 145 vehicles on this site.

 Under the City's revised environmental review process, City review of environmental site assessments for development applications will be reduced, with greater reliance placed on supervision and certification by qualified environmental professionals for those sites which will be cleaned up to established criteria.

 A review of the files available to us indicates that the subject site was zoned industrial in 1949. Additional information is required by EHS staff in order to adequately conduct a review of the environmental conditions at this site. This shall include a Phase I Environmental Site Assessment, and could include a Phase II Environmental Site Assessment, a Remedial Work Plan and a Site Specific Risk Assessment, details of which are included in the enclosed attachment.

 This information will help to identify any environmental concerns with respect to the subject property.

 Recommendations:

 1.That the owner shall produce a Phase I Environmental Site Assessment which may include, but is not limited to, a detailed historical review to identify all existing and past land uses, identification of all hazardous materials on site, identification of Standard Industrial Classification codes for each type of activity and processes and chemicals used, and a demolition/excavation dust control plan. This report should be submitted to the Medical Officer of health for review, prior to the introduction of a Bill in Council.

 2.That the owner shall produce a Phase II Environmental Site Assessment, if the results of the Phase I Environmental Site Assessment indicates a potential for contaminants to exist on-site.

 3.That the owner shall produce a Remedial Work Plan which shall include, but is not limited to, site remediation, management and disposal options for any contaminated soil or groundwater and/or hazardous materials located on-site, if required by the Phase II Environmental Site Assessment.

 4.That the owner shall implement, under the supervision of an on-site qualified environmental consultant, the measures in the Phase II Environmental Site Assessment and the Remedial Work Plan and upon completion, submit an Owner/Consultant Statement for Site Remediation to the City, certifying that the remediation has been completed in accordance with the Remedial work Plan and the Phase II Environmental Site Assessment.

 5.That the owner shall produce a Site Specific Risk Assessment, if a clean up to generic Ministry of Environment and Energy criteria is not being considered, which may include, but is not limited to, an examination of the nature and magnitude of risk attributable to the presence of a contaminant when considering human and ecological components and a Level I or Level II Risk Management Program that provides details on the elements to be addressed for the protection of environmental health. This report should be submitted to the medical Officer of Health for review, prior to the introduction of a Bill in Council, and upon approval, the owner shall complete the Owner/Consultant Statement for Site Remediation, prior to the issuance of a building permit.

 By copy of this letter I will inform the applicant in respect to this matter and provide them with a copy of the attachments.

 If you have any questions, please contact me at 392-7685.@

 6.Comments from Metro Planning Department, dated September 13, 1996.

 AAs requested, we have reviewed the proposal for 143 residential units and 12,600 sq. ft. of retail use and advise as follows.

 The unit sizes range from 550-650 sq. ft. for the 36 one bedroom units and 825-1,000 sq. ft. for the 107 two bedroom units. The provision of smaller sized units is consistent with the affordable housing (minimum 25%) policies in the Metro Official Plan.

 The developer will be required to satisfy the Metro Transportation Department's requirements for pedestrian accommodation, greening and aesthetics on the Yonge Street right-of-way. This includes provision of a decorative band of impressed concrete 0.6 metres wide along the back of curb and trees every 6 to 8 metres along the Yonge Street frontage. Consequently, the applicant is advised to contact the Road Allowance Control Section (392-4960) of the Metro Transportation Department regarding their site-specific permit/licence requirements with respect to building location, construction activities and streetscaping@

  7.Comments from Metro Planning Department, dated February 18, 1998.

 AWe have examined the application with respect to Metropolitan Official Plan policies. We note that, from our perspective, the changes are minor. Although the total gross floor area of the development and the overall density remains the same as the second revision, the number of residential units has increased from 128 to 129, while the retail gross floor area is unchanged. Building height has increased from 17.55 m to 19.15 m to provide for higher ceilings, the townhouses have been set back slightly from the east lot line and the parking garage has been redesigned reducing the amount of parking to 82 spaces. Vehicular access to the site from Hillsdale Avenue East and Manor Road East has not changed significantly from the earlier application.

 Therefore, our requirements as specified in our letter of September 13, 1996 have not changed.@

  8.Comments from Metropolitan Separate School Board, dated July 29, 1996.

 AFurther to your request for comments regarding the above-noted matter, please be advised that the Metropolitan Separate School Board has no concerns with this proposal. The following schools serve the subject area:

 St. Monica Catholic Elementary School

Loretto Abbey Catholic Secondary School

St. Patrick Catholic Secondary School

Ecole Elementaire catholique Sacre-Coeur

Ecole secondaire catholique Mgr-de-Charbonnel

 If further information is requested, please contact the Planning Department at 222-8282, extension 2277.@