September 2, 1998
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Evaluation Report: 1107 Avenue Road - Application 398015 for Site Plan
Approval for the redevelopment of a school and residences, North Toronto
Purpose:
To recommend site plan approval for Marshall McLuhan Catholic Secondary School and
Hunt Club Residences by Toronto Community Council as requested by Councillors
Johnston and Walker in accordance with Chapter 165, Article IV of the former City of
Toronto Municipal Code.
Source of Funds:
Not applicable.
Recommendations:
1.That, subject to Recommendation No. 2, City Council approve the plans and drawings
submitted with Site Plan Application No. 398015, namely:
-A-1 Site Plan,
date stamped as received on August 25, 1998, prepared by Global Architect Inc., Maragna
Architect;
-A-2Ground and Second Floor Plans,
A-3Third and Fourth Floor Plans,
A-4Elevations,
R-1Basement Plan,
R-2Ground Floor Plan,
R-3Second Floor Plan,
R-4Third Floor Plan,
R-5Roof Plan,
R-6Sections,
R-7Elevations,
R-8 Elevations;
date stamped as received August 19, 1998, prepared by Global Architect Inc., Maragna
Architect;
-Landscape Drawings Nos:
L-1Layout & Landscape Grading,
L-2Planting Plan,
L-3Landscape Details,
L-4Landscape Details Landscape drawings,
date stamped as received August 25, 1998, prepared by Global Architect Inc., Maragna
Architect, Terraplan Landscape Architects; and
-Site grading, drainage, servicing and storm water management Drawings Nos.:
C-1Site Grading & Drainage,
C-2Site Servicing & Stormwater Management,
C-3Construction Details and Standard Details
date stamped as received August 25, 1998, prepared by Global Architect Inc., Maragna
Architect, Terraplan Landscape Architects and Vincent & Associates Consulting Engineers.
2.That City Council delegate to the Commissioner of Urban Planning and Development
Services the authority to approve amendments to Site Plan drawings specified in
Recommendation No. 1 and to clauses in the Undertaking specified in Recommendation No.
3, prior to the signing of such Undertaking, in respect of:
(i)the garbage collection and storage system, loading space, related concrete base pad and
driveways and passageways for the residential portion of the development;
(ii)the on-site pick-up/drop-off facility for the school; and
(iii)landscaping, which includes types of vegetation, fencing materials and access
arrangements on the eastern portion of the site and the tree preservation measures.
3.That as a condition of City Council approval, the owner enter into an Undertaking under
Section 41 of the Planning Act requiring that:
A.DEVELOP AND MAINTAIN SUBSTANTIALLY IN ACCORDANCE WITH
PLANS
(1)the proposed development, including all landscaping related thereto, shall be undertaken
and maintained substantially in accordance with the drawings referred to above;
B.GARBAGE
(2)the owner shall provide and maintain a 10 m2 garbage room to serve the school;
(3)the owner shall provide and maintain a garbage room and a recyclable materials storage
room with minimum sizes of 20 m2 and 10 m2, respectively, for the use of all residents of
the residential building, and install and maintain a stationary compactor unit in the garbage
room; and
(4)the owner shall install and maintain double or overhead doors of sufficient size to
accommodate the transport of container bins between each garbage and recyclable storage
room and the Type G loading space;
C.LOADING
(5)the owner shall provide and maintain, in the residential building, 1 Type G loading space
with a generally level surface and access designed so that trucks can enter and exit the site
on a forward motion;
(6)the owner shall 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 3 compactor
containers on collection day;
(7)the owner shall provide and designate, in the residential building, a fully trained
employee to manoeuvre the container bins to and from the front of the garbage truck for
loading and to assist the garbage truck driver with the back-up manoeuvre onto the
north-south driveway by controlling pedestrian and vehicular traffic at the exit from the
loading space at all times during garbage collection periods;
(8)the owner shall 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; and
(9)the owner shall 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;
D.PARKING
(10)the owner shall provide and maintain a minimum of 44 parking spaces on the
residential site to serve the residential portion of the project, including at least 38 spaces for
the exclusive use of the residents of the project and at least 6 parking spaces for residential
visitors;
(11)at least two spaces of those parking spaces on the residential site required to be
provided by the Zoning By-law shall be located as shown on above referenced Plan No. R-1,
and shall be clearly designated for the exclusive use of people with disabilities, by means of
the International Symbol of Accessibility for the Handicapped;
(12)the owner shall provide and maintain a minimum of 75 parking spaces on-site for the
exclusive use of the school; and
(13)the owner shall provide and maintain an on-site pick-up/drop-off facility for the school,
with storage for no less than 15 vehicles;
E.LANDSCAPING
(14)the owner shall provide and maintain sufficient soil depth and load bearing capacity
above the roof slab of the underground garage to permit the installation and mature growth
of all proposed plant material;
(15)the owner shall submit an application for improvements to the public
sidewalk/boulevard generally as shown on the above referenced Landscape Plan to the
Commissioner of Works and Emergency Services and carry out the improvements within a
reasonable period of time or at the request of the Commissioner of Works and Emergency
Services make a cash contribution to the City equal to the value of the improvements for the
Commissioner to undertake the improvements as part of a comprehensive program;
(16)the owner shall maintain the area identified as Parts 6 and 7 on the Plan of Survey,
which abut the rear of the residential properties fronting on Oriole Parkway, as a natural area
buffer between the playing field and the residential properties on Oriole Parkway. This area
shall be appropriately fenced with locked gates so as to prohibit public access. The owner
shall be required to keep the site clear of garbage; and
(17)prior to the issuance of a building permit for any new building on the site, the owner
shall amend the Landscape Plans to the satisfaction of the Commissioner of Economic
Development, Culture & Tourism as specified in his memorandum dated August 27, 1998.
F. REFERENCE PLAN OF SURVEY AND DIMENSIONED PLANS FOR SITE
SPECIFIC BY-LAWS
(18)the owner shall submit to the Commissioner of Works and Emergency Services a
Reference Plan of Survey, in metric units and integrated with the Ontario Co-ordinate
System, delineating thereon by separate PARTS the proposed lots and any appurtenant
rights-of-way;
G.TRANSFORMER VAULTS
(19)the owner shall 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;
H.STUDIES REQUIRED BY CIVIC OFFICIALS
(20)Transportation Demand Management Plan
(i)the owner shall submit to the City, prior to the issuance of a building permit for new
buildings on the site, for the approval of the Commissioner of Works and Emergency
Services, a Transportation Demand Management Plan which will address all matters
specified in the report from the Commissioner of Works and Emergency Services dated
September 1, 1998;
(ii)the owner shall develop, for the approval of the Commissioner of Works and Emergency
Services, and undertake a program of regular monitoring of traffic and parking associated
with the school and the Transportation Demand Management Plan as the site progresses to
full build-out, with the first monitoring review to be undertaken within 3 to 6 months
following opening of the school. The monitoring process will involve meeting with City and
neighbourhood representatives to discuss the effectiveness of measures and fine tune the
plan; and
(iii)the owner shall have a qualified Transportation Engineer/Planner certify, in writing, to
the Commissioner of Works and Emergency Services that the development has been
designed and constructed in accordance with the Transportation Management Plan approved
by the Commissioner of Works and Emergency Services;
I.OTHER CONDITIONS
(21)Heritage Matters
(i)the owner shall agree to the designation of the property at 1107 Avenue Road (Eglinton
Hunt Club) pursuant to Part IV of the Ontario Heritage Act to be of architectural and
historical value;
(v)the owner shall prepare a detailed restoration plan by a restoration architect to the
satisfaction of the Managing Director of Heritage Toronto prior to making application for
any building permit; and
(vi)the owner shall agree to post a letter of credit in an amount and form satisfactory to the
Managing Director, in consultation with the City Solicitor, prior to making application for
any building permit;
(22)Transportation improvements and requirements:
(i)the owner shall provide and maintain signage at the Avenue Road access prohibiting
westbound left turns;
(ii)the owner shall provide and maintain signage at the Roselawn Avenue access prohibiting
northbound right turns and westbound left turns;
(iii)the owner shall provide and maintain the Avenue Road access with a width of 7.2 m
with a 6.0 m curb cut to the north and south of the access width;
(iv)the owner shall provide a southbound left turn lane on Avenue Road at the site access to
Avenue Road, by pavement marking modifications, which maintains a minimum of 25 m of
storage for the existing northbound left turn at the Avenue Road and Roselawn Avenue
intersection;
(v)the owner shall submit a functional plan of the proposed traffic arrangements described
in clauses (22)(i), (22)(ii), (22)(iii) and (22)(iv) above, which eliminates the northbound left
turn lane shown of Figure 8 of the BA Group, Traffic Study dated March, 1998 at the
intersection of Kelway Boulevard/Avenue Road and eliminates the widening of the west leg
of the Roselawn Avenue/Avenue Road intersection also shown on the same plan for the
approval of the Commissioner of Works and Emergency Services;
(vi)the owner shall provide a one-time cash contribution in the amount of $75,000 toward
the supply and installation of any other traffic management measures recommended by the
community and the Commissioner of Works and Emergency Services as a result of the
neighbourhood traffic and parking study which is currently underway. As a result, it may be
necessary to implement measures which require adjustments to the currently proposed site
access arrangements and the School Board shall undertake not to oppose such measures or
amendments, provided that reasonable vehicular access to the site is maintained;
(vii)the owner shall consult with staff of the Toronto Transit Commission to ensure that
sufficient area for pedestrian accommodation at the Avenue Road stop locations is available;
(23)the owner shall submit to the City, prior to the commencement of the 1998/1999 school
year, or as soon as possible thereafter, for the approval of the Commissioner of Works and
Emergency Services, a Construction Management Plan; and
(24)prior to the issuance of a building permit for new buildings on the site, the School
Board shall pass a resolution specifying that the maximum enrollment of students at the
school will be 1,000 and that a day care facility will not be provided on the site.
4.Heritage Easement Agreement:
(a)that authority be granted for the execution of a Heritage Easement Agreement under
Section 37 of the Ontario Heritage Act with the owner of 1107 Avenue Road, using
substantially the form of easement agreement prepared in February 1987 by the City
Solicitor and on file with the City Clerk, subject to such amendments as may be deemed to
be necessary by the City Solicitor in consultation with Heritage Toronto and the
Commissioner of Urban Planning and Development Services;
(b)that authority be granted for the introduction of any necessary Bills in Council to give
effect to the Heritage Easement Agreement; and
(c)that the owner provide Heritage Toronto with two (2) copies of the required photographs
of 1107 Avenue Road (the Hunt Club) for inclusion in the Easement Agreement.
5.That the Owner be advised:
(a)of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance;
(b)of the need to obtain building location, access and streetscape permits from the Works
and Emergency Services Department prior to the construction of the project;
(c)of the need to apply for revised municipal numbering to the Commissioner of Works and
Emergency Services prior to filing a formal application for a building permit;
(d)of the requirement to convey land for parks purposes or pay a Parks Levy, in lieu
thereof, pursuant to Section 42 of the Planning Act and Chapter 165, Development of Land,
Article I, Conveyance of Land for Parks Purposes, of the former City of Toronto Municipal
Code, prior to the issuance of a building permit; and
(e)that portable classrooms may not be located on the site except by amendment to the site
plan and any other planning approvals that may be required.
Background:
(1)Applicant
The application and revised plans were submitted by Ferracorp 2000 Inc., 2301 Haines
Road, Suite 200, Mississauga, Ontario, L4Y 1Y5 on behalf of the Toronto Catholic School
Board.
(2)Site
The development site is on a land parcel on the east side of Avenue Road between Elwood
Boulevard on the south and Roselawn Avenue on the north. Avenue Road and Elwood
Boulevard form, respectively, the west and south boundaries of the site. Roselawn forms
most of the north boundary, while the east boundary consists primarily of the rear lot lines
of properties fronting on Oriole Parkway.
(3)Surrounding Area
Except for low rise apartment buildings west of the Hunt Club portion of the site, it is
bounded by low rise residential development, predominantly single detached dwellings,
either across the following streets - Elwood Boulevard, Avenue Road and Roselawn
Avenue, or immediately on the east boundary of the site.
(4)Proposal
The applicant, in revised plans filed August 19 and August 25, 1998, proposes to construct a
secondary day school, with associated playing fields and parking, on the south portion of the
property and a seniors building on the north portion of the site. All buildings on the site,
except for the former military school on the south-west corner of the site and the former
Hunt Club clubhouse near the north west-corner, will be demolished.
The existing school building will be renovated and an addition will be constructed east of
this building, providing a total gross floor area for the school of 13,518.6 m2 (10,853.5 m2
for zoning purposes) to accommodate approximately 1,000 high school students. The ratio
of the gross floor area of the school to the area of the lot is 0.6. The building height is
approximately 12.1 metres or three storeys, at the Avenue Road entrance of the existing
building and 9.6 metres or two storeys on the east wall of the new addition. The primary
vehicular access to the school will be from an existing Avenue Road entrance with a
secondary, restricted access onto Roselawn Avenue. Playing fields will be constructed east
of the school. An on-site surface parking lot for the school will provide 73 spaces. Two
additional parking spaces will be provided adjacent to the school for caretakers. Additional
on-site parking for 15 vehicles will be provided for school events, such as graduation, in the
vehicle turn-around and drop-off area. The principal pedestrian entrance to the school is near
the intersection of Elwood Boulevard and Avenue Road.
The applicant also proposes an apartment building, containing a gross floor area of 5,049.4
m2 and 44 residential units, to be constructed on the north-west portion of the site. The total
density for the residential portion of the application is 0.6 times the area of the lot. The
building height is approximately 12.8 metres or four storeys on the east elevation and three
storeys on the Avenue Road elevation. The former Hunt Club building, which is proposed
for designation under the Ontario Heritage Act and for a Heritage Easement by Heritage
Toronto, will be incorporated into the apartment building, providing recreational/community
space for residents. Parking requirements for the apartment building will be provided
underground, with 50 spaces for residents and 11 for visitors. Vehicular access for the
apartment building will be from Roselawn Avenue.
Landscaping for the site includes a planting buffer between the existing residential
development east of the site and the parking area and the playing fields on-site. Additional
landscaping improvements will occur with the reconstruction and widening of the Avenue
Road sidewalk and increased plantings along the Elwood and Roselawn frontages of the
site.
(5)History
Until 1995, the site was a military training base owned by the Department of National
Defence. Buildings on-site included a RCAF school at Avenue Road and Elwood
Boulevard, military quarters, gymnasium, accelerator building and guard house. In 1995, the
site was sold to the Metropolitan Toronto Separate School Board, now the Toronto Catholic
School Board.
(6)Public Review
In processing this application, an intense program of public consultation occurred in
response to requests from the Ward Councillors and as a result of concerns from area
residents. This consultation involved receipt of responses from the public, both written and
verbal, and public meetings. A public meeting, which was advertised through the mailing of
notices to residents and property owners near the site, was held in the Hunt Club on June 10.
At this meeting a range of opinions was expressed, from support, through concern about
potential transportation/community impact to out-right opposition.
Subsequent to the public meeting, interested members of the public, City staff and agents for
the applicant met on June 25, 1998 to deal with issues arising from this application. From
this group, four working groups were formed to address these issues. These working groups,
and corresponding meeting dates were:
-Pedestrian safety and sidewalk design - July 15
-Background transportation and parking issues - July 29, August 12 and August 26
-Site access and the Roselawn/Avenue Road intersection - August 6
-Planning process issues - August 6.
These groups proposed numerous modifications and suggestions to mitigate possible
community impacts from this development. Many of these suggestions were incorporated in
the design of the development or are recommended as approval conditions. In addition,
suggestions were made for area parking and road improvements to be undertaken by the
City separate from this application.
On August 31, 1998, an open house was held to inform the community of the revised Site
Plan including revisions which had been made as a result of the public review process.
Comments:
(7)Applicable Planning Controls
Applicable Official Plan policies:
The site is designated a Low Density Residence Area in the former City of Toronto Official
Plan. Permitted uses in Residence Areas include a range of housing types and public
schools. Low Density Residence Areas are intended to achieve stability of existing
neighbourhoods, while permitting appropriate new development. In assessing the suitability
of new development, regard should be had for certain criteria set out in policy 12.5 (d) of the
Official Plan. These include streets patterns, open space, scale, siting of buildings, entrance
relationships, rear wall and rear yard relationships, streetscape, presence of historic
buildings, transit and parking.
Applicable Zoning:
In the former City of Toronto's Zoning By-law (438-86, as amended) this site is in an R2
Z0.6 zone with a 9 metre height limit. The Zoning By-law limits the maximum permitted
gross floor area to 0.6 times the area of the lot. The Zoning By-law permits a range of
housing types and community facility uses. The applicant applied to the Committee of
Adjustment for three variances to the Zoning By-law and a consent to sever the residential
parcel. The Committee, at its meeting on September 1, 1998 granted variances to the height
and depth limit for the school and the residential buildings, and to use of the Hunt Club
building for apartment residential uses. The Committee also granted the requested
severance.
(8)Planning Considerations
Official Plan:
The proposed development was evaluated in relation to the criteria for maintaining the
existing neighbourhood structure and character as set out in Official Plan policy 12.5 (d).
The location of schools within residential areas is expected as part of the neighbourhood
structure. This application maintains the neighbourhood structure and character by:
-building upon the existing street pattern;
-enhancing neighbourhood open space with the playing field and a landscaped buffer with
the residences to the east;
-making use of several existing structures in the massing of new buildings on the site;
-minimizing neighbourhood impacts by locating the pedestrian entrance to the school on
Avenue Road and the vehicular access on the existing entrance to the site. Some community
impact will arise from some vehicles exiting onto Roselawn Avenue;
-making streetscape enhancements to:
- Avenue Road through a wider sidewalk and landscaping; and
- Roselawn Avenue and Elwood Boulevard through additional plantings;
-sympathetically integrating an historic building;
-providing sufficient parking for employees, residents and visitors during a normal school
day. While some additional parking will be provided on-site for major events at the school,
there is the potential for some neighbourhood impact which is discussed below under
transportation;
-designing scale and massing of the apartment building in a way which, although different
from other residential buildings in the area, is generally compatible with nearby residences
and is in keeping with the scale of buildings currently on the site;
-making use of the existing good transit access to the site, with minor relocations of several
bus stops to meet the needs of students and apartment residents using the Avenue Road bus.
On balance, I believe that this proposal maintains the existing neighbourhood structure and
character as set out in the Official Plan.
Zoning:
The proposed residential and school uses are permitted by the Zoning By-law. The use of
the Hunt Club building as a residential use has been approved by the Committee of
Adjustment. The density of the proposed development is within the 0.6 lot coverage
permitted by the By-law. Building height and depth variances have been approved by the
Committee of Adjustment. The provision of parking spaces meets the requirements of the
By-law.
Transportation issues:
The applicant submitted a transportation impact study by BA Transportation Consultants,
dated March 1998, which served as a basis for discussions with the community and review
by transportation agencies. Further work was conducted by the consultants at the request of
these agencies.
It is forecast that most of the students accessing the site will be transit users, via the Avenue
Road or Eglinton Avenue buses. To deal with the volume of students using the Avenue
Road buses, the applicant and City staff are working with the Toronto Transit Commission
regarding the relocation the following bus stops:
-on the east side of Avenue Road at Elwood to the north side of Elwood, near the school
entrance, with the applicant providing a sufficient loading area which will permit continued
pedestrian movement on the sidewalk;
-on the east side of Avenue Road at Roselawn slightly south of existing location;
-on the west side of Avenue Road, the stop currently located at Elwood Boulevard, one
block south to Willowbank; and
-on the west side of Avenue Road south of Roselawn closer to the intersection at Roselawn.
This relocation is being proposed to encourage student to cross Avenue Road at the stop
lights at Roselawn.
Based on experience at other high schools, only a small proportion of students is expected to
access the site through vehicular drop-off and pick-up. An on site drop-off and pick-up area
will be provided via the existing access from Avenue Road. Based on the recommendations
of the Commissioner of Works and Emergency Services, which are contained in his report
in Appendix A, I am recommending:
-a left-turn lane on Avenue Road be provided for south bound traffic to enter the site;
-that vehicles be encouraged to exit the site from the Avenue Road access through
pavement design in the site plan;
-that westbound left turns be prohibited from the Avenue Road access;
-that an ancillary access be provided from the site onto Roselawn to accommodate vehicles
exiting the site and travelling southbound on Avenue Road; and
-that at the Roselawn access, northbound right turns be prohibited through signage so that
vehicles accessing the site will use only a small portion of Roselawn.
There is an on-going neighbourhood traffic and parking study for the area which may
recommend measures to deal with existing problems which could affect access to this site.
Therefore, I am recommending that an advisory clause be included in the Undertaking
giving notice to the School Board that measures arising from this neighbourhood study
which are endorsed by City Council may affect access to and from this site and may require
amendment to the Site Plan. The School Board is not to oppose such measures, provided
that reasonable access to this site is maintained. Staff are reviewing other measures designed
to minimize infiltration of traffic into the neighbourhood. One such measure is the removal
of the prohibition of left turns by east bound traffic on Eglinton Avenue to northbound
Avenue Road. In this instance, implementation of this measure would not require an
amendment to the Site Plan.
Alternative measures for handling vehicle access to the site were considered and evaluated,
but, on the advice of Transportation staff, I am not recommending their implementation
based on safety and operational considerations. These alternatives included the installation
of an additional set of stop lights at the entrance to the school, relocating the stop-lights
currently at Roselawn/Avenue Road to the entrance to the school, operating lights at the
driveway and Avenue Road/Roselawn as one set of lights and construction of an island
associated with the left turn access from Avenue Road to the site.
The transportation impact study specified that parking spaces provided by the applicant are
sufficient to accommodate normal daily demands. However, during special events at the
school, this parking supply may not meet all potential parking needs. Therefore, I am
recommending the following approvals in respect to parking for this application:
-the minimum number of parking spaces required by the Zoning By-law for this
development;
-that, during special events, an additional 15 parking spaces be provided on-site in the
pick-up/drop-off area; and
-a Transportation Demand Management Plan as discussed below.
The estimates of vehicles accessing the site and parking requirements for special events at
the school are based on experience elsewhere in the City. However, the actual number and
timing of vehicles accessing this site may differ from the estimates. Further, during the
intensive consultation process with the community, numerous concerns about traffic were
expressed. Therefore, on the advice of the Commissioner of Works and Emergency
Services, I am recommending that the School Board be required to prepare and implement a
transportation demand management plan, to be developed in consultation with the
community and city staff and subject to the approval of the Commissioner of Works and
Emergency Services, prior to the issuance of a building permit for any new building on the
site. This management plan will deal with strategies to minimize automobile use.
Although there will be some vehicular and pedestrian traffic arising from the seniors
apartment building, this traffic does not add significantly to peak hour conditions. I am
recommending approval of the parking facilities for automobiles and bicycles proposed by
the applicant for the seniors apartment building, which meet the requirements of the Zoning
By-law.
Heritage Matters
Heritage Toronto has listed the Hunt Club building as worthy of designation under the
Ontario Heritage Act. Heritage Toronto has reviewed the restoration and alteration plans
provided by the applicant for the Hunt Club and is supportive of the massing and
articulation of the seniors apartment building relative to the Hunt Club. I am recommending
that approval of this development be subject to:
-designation of the Hunt Club under the Ontario Heritage Act;
-the owner entering into a Heritage Easement Agreement in respect of the Hunt Club; and
-the owner posting letters of credit for the Hunt Club building during construction.
Streetscape/Landscape:
The City has streetscape/pedestrian accommodation design guidelines for development
fronting on Metropolitan arterial roads. These guidelines would involve a band of decorative
concrete and tree plantings between the sidewalk and the curb and planting between the
sidewalk and buildings on the Avenue Road frontage of the site. The working group on
pedestrian safety and sidewalk design supported these design requirements and a sidewalk
width of approximately 3 metres. In addition, this group recommended a wider pedestrian
area at the bus stops to accommodate the needs of transit riders waiting for buses. Since the
proposal meets these requirements, I am recommending approval of the plans in so far as
they apply to the Avenue Road frontage of the site.
Most of the Roselawn frontage of the site is currently occupied by a grassed strip and the
wall of the riding school wing. The staff of Heritage Toronto have suggested retaining a
portion of the wall as a reminder of the building which used to occupy this site, although
they did not require the retention of the building in total. The proposed plans show the
retention of a reconstructed portion of the wall to act as a visual break between the private
outdoor space of the apartment building and the parking lot, with appropriate breaks for the
driveway and pedestrian entrances. Therefore, I am recommending approval of the plans in
respect of the Roselawn Avenue frontage provided that the reconstructed wall be of a height
to permit visual surveillance between the street and the parking lot and private outdoor space
of apartment units facing Roselawn and that there be appropriate plantings between the
reconstructed wall and sidewalk.
On the Elwood Boulevard frontage of the site, there are currently tree plantings between the
school and fencing and the curb. The applicant has proposed additional tree plantings for
this area. I am recommending approval of the plans as they apply to the Elwood Boulevard
frontage.
On the east boundary of the site, which abuts residential properties most of which front onto
Oriole Parkway, the applicant is proposing a landscaped buffer area to be retained in
ownership by the condominium but maintained by the School Board. This design feature
provides for the protection of the privacy of the rear yards of the abutting residential
properties and enhances the natural characteristics of the site. For reasons of public safety
and maintenance, I am recommending approval of the landscaped area on the east side of the
site subject to appropriate plantings, fencing and access. Further discussions regarding these
matters are required with the residents abutting this buffer area. Therefore, I am
recommending that Council delegate its approval authority to staff to make any necessary
changes to the Site Plan drawings and Undertaking in regard to plantings, fencing and
access that may arise from further discussions with adjacent residents.
Other Matters:
The applicant has proposed garbage collection and storage facilities for the residential
portion of the development which do not fully conform to City requirements. The applicant
has indicated that the Site Plan will be revised to comply with these requirements.
Therefore, I am recommending that Council delegate its approval authority to staff to make
any necessary changes to the Site Plan drawings and Undertaking in regard to garbage
collection and storage facilities for the residential portion of the development.
Conclusions:
The revised proposal, which meets the requirements of the Official Plan and, with the
approval of minor variances by the Committee of Adjustment, conforms to the Zoning
By-law, will provide needed education space for approximately 1000 students of the
Catholic School Board. This proposal will also provide low rise apartment accommodation
for senior citizens in 44 units. This proposal will achieve important urban design objectives
including streetscape improvements on Avenue Road, Roselawn Avenue and Elwood
Boulevard
Contact Name:
Wayne Morgan
Community Planning, South District
Telephone 392-1316
Fax 392-1330
E-mail wmorgan@city.toronto.on.ca
Beate Bowron
Director, Community Planning, South District
(p:\1998\ug\uds\pln\to981704.pln) - st
APPLICATION DATA SHEET
Site Plan Approval:YApplication Number:398015
Rezoning:NApplication Date:February 23, 1998
O. P. A.:NDate of Revision:August 19, 1998
Confirmed Municipal Address:1107 Avenue Road.
Nearest Intersection:East side of Avenue Rd., north of Eglinton Ave. W.
Project Description:Alterations and additions to existing buildings for a 4 storey (including
basements (Catholic Secondary School and a 3 storey apartment building retaining the
existing Hunt Club building.
Applicant:Agent:Architect:
Ferracorp 2000 Inc.Maragna Arch. Inc.Global Arch. Inc.
2301 Haines Rd. #2001415 Bathurst St. #2032301 Haines Rd. #200
848-6702484-4107848-2373
PLANNING CONTROLS (For verification refer to Chief Building Official)
Official Plan Designation:LDRASite Specific Provision:No
Zoning District:R2 Z0.6Historical Status:Listed
Height Limit (m):9.0Site Plan Control:Yes
PROJECT INFORMATION
Site Area:26536.0 m2Height:Storeys: 4 + 3
Frontage: Metres: 16.40, 11.00
Depth:
IndoorOutdoor
Ground Floor:Parking Spaces:5875
Residential GFA: 4790.4 m2Loading Docks:
Non-Residential GFA:10853.5 m2(number, type)
Total GFA:15643.9 m2
DWELLING UNITSFLOOR AREA BREAKDOWN
Tenure:CondoLand UseAbove GradeBelow Grade
Total Units:44 Residential4790.4 m2
School10853.5 m2
PROPOSED DENSITY
Residential Density: 0.18Non-Residential Density: 0.41Total Density: 0.59
COMMENTS
Status:Application received.
Data valid:March 30, 1998Section:CP NorthPhone: 392-7333
APPENDIX A
REPORTS OF CIVIC OFFICIALS
1.Urban Planning and Development Services, Buildings Division (July 24, 1998)
Preliminary Zoning Notice- Final Notice
Municipal AddressWardZone District
1107 Avenue RoadNorth TorontoR2 Z0.6
Owner
Metropolitan Separate School Board
Applicant
Ferracorp 2000 Inc.
Existing Use
Officer Training college (vacant)
Proposed Use
Public School with parking station on an adjacent lot and apartment building with below
grade parking.
Description
Construct addition to existing officer training college for public school purposes and
construct apartment building (44 units) attached to existing "Hunt Club"
Zoning Review
The list below indicates where the proposal does not comply with the City's Zoning By-law
438-86, as amended unless other wise referenced. For the proposal to proceed, the plans
may be revised to comply, an application for variance(s) be granted by the Committee of
Adjustment, or City Council adopts a site specific By-law. Revised plans should be sent to
the Examiner, Lance Cumberbatch. For information on Committee of Adjustment approvals
and application forms, please visit the Committee of Adjustment Office, Main Floor West,
Toronto City Hall or telephone (416) 392-7565. For an application for a site specific
By-law, telephone (416) 392-7132.
1.The by-law requires an apartment building to be originally constructed for that use. The
"Hunt Club" portion of the building was not originally constructed as an apartment building.
(Section 2, definition of "apartment building".)
2.The proposed height of both buildings exceed the maximum 9.0 metres that is permitted.
(Section 4(2))
3.The by-law limits a building in a 0.6 zone to a maximum depth of 14.0 metres. The
proposed depth is 73.0 metres for the proposed apartment building and 83.795 for the school
and the proposed additions thereto. (Section 6(3) PART II 5(i))
4.The by-law requires the proposed lot(s) to be capable of being conveyed in accordance
with the provisions of the Planning Act. The proposed lots require severance consent from
the Committee of Adjustment prior to the issuance of a building permit. (Section 6(3) PART
IX 1(a))
Other Applicable Legislation and Required Approvals
1.The proposal requires Site Plan approval under Section 41 of the Planning Act. Please call
(416) 392-7352 for an application or further information.
2.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof
pursuant to Section 42 of the Planning Act. Please see the attached sheet for Parks Levy
information and processing requirements.
3.The property is listed historical, and the proposal requires the approval of Heritage
Toronto under the Ontario Heritage Act. Please call (426) 392-6827 for further information.
4.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.
Additional Comments
Changes to proposal
Revised plans must clearly identify all changes. Extensive changes to the proposal will
require a new application to be submitted along with a separate application fee.
City of Toronto Requirements
Environmental measures
In addition to the energy and water conservation measures in the Ontario Building Code
(ASHRAE 90.1 Section 9.25, Part 7 etc.), it is City Council's policy that projects be
designed with regard for energy and water conservation, material recovery and waste
reduction and, where applicable, nosie impact, transportation demand management and
avoidance of exposure to electric and magnetic fields.
Protection of trees
The City requires the protection of existing trees on City and private property and
encourages new tree planting. A permit is required to injure or destroy any public tree and
those private trees having a diameter of 30 centimetres or more measured at 1.4 metres
above ground level. (City of Toronto Municipal Code, Chapter 331, Trees)
Protection against termites
New construction with wood structural members must be made resistant to termites.
Homeowners are also encouraged to construct in a manner that will discourage termite
infestation, including re-treating previously treated soil which has been disturbed. (Ontario
Building Code and City of Toronto Municipal code Chapter 326)
Smoke alarms
City of Toronto Municipal code Chapter 300, and Building and Fire Codes require smoke
alarms be installed and miantained on each storey of every dwelling unit, including the
basement.
2.Heritage Toronto (August 20, 1998)
RECOMMENDATIONS:
That the Board approve the Site Plan application subject to the following conditions:
1.That the owner agree to the designation of the property at 1107 Avenue Road (Eglinton
Hunt Club) pursuant to Part IV of the Ontario Heritage Act to be of architectural and
historical value.
2.That the owner agree to enter into a Heritage Easement Agreement with the City of
Toronto to preserve the historic building in perpetuity.
3.That the owner prepare a detailed restoration plan by a restoration architect to the
satisfaction of the Managing Director of Heritage Toronto prior to making application for
any building permit.
4.That the owner agree to post a letter of credit in an amount and form satisfactory to the
Managing Director, in consultation with the City Solicitor, prior to making application for
any building permit.
5.That the appropriate officials be authorized to take whatever action is necessary to give
effect herto.
COMMENTS
1.Background
A report describing the history of the site, its status as a listed property, and recommending
designation (consistent with Recommendation 1) is included separately on this meeting's
agenda.
The owner is the Metropolitan Toronto Separate School Board. Ron Possamai of Maragna
Architect Incorporated/ Global Architect Inc. is the architect.
There are two main buildings located on the site: 1) the Eglinton Hunt Club, designed by
Vaux Chadwick and Bryan Chadwick in 1928-1929, located on the northwest portion of the
site, and 2) the former RCAF Staff School, a 3-storey building from the 1950s. The latter
was not considered significant when the property was listed. The smaller ancillary structures
are also not considered significant.
The project can be logically viewed as two projects. On the southern portion, the School
Board is adding to the Staff School to create a new secondary school. Teacher and staff
parking will be provided in a surface lot immediately east of the listed Hunt Club building.
Staff note that some area residents have expressed concern about the school and the
potential for increased traffic. However, staff believes that the school project does not affect
the heritage significance of the site and thus is not of concern. We have no other comments
on that part of the proposal.
This report deals with the redevelopment proposal for the northwest corner of the site. The
proposal includes a low-rise seniors' condominium with a link to the original Eglinton Hunt
Club Clubhouse. The proposal drawings, dated July 20, 1998, and a letter describing the
project, dated August 19, 1998 are attached.
The applicant proposes to retain and restore the Eglinton Hunt Club Clubhouse. A wall of
the 1929 riding school wing will be retained to create a stepped garden wall along Roselawn
Avenue. The remainder of the riding school wing and the later 1940s and 1950s military
buildings will be demolished to make room for the residential component of the project. The
cupola, an original feature of the 1919 stables (demolished 1986), is to be incorporated
within the redevelopment scheme. Spencer Higgins, Architect, has been retained to prepare
a detailed restoration plan of how the builidng will be restored. The restoration plan is to be
submitted to Heritage Toronto prior to application being made to commence redevelopment.
2.Discussion
Staff has met with the applicant on several occasions and is satisfied that the development
will benefit the historic building. Once restored, this building will contain amenity uses for
the condominium. The design for the seniors' condominium makes reference to and
compliments the Clubhouse. The existing wall of the riding school wing will maintain the
historic character and scale along Roselawn Avenue. A letter of Credit is also required to
secure the preservation of the historic building during construction and restoration.
Staff support his proposal subject to the conditions contained in the recommendations.
4.Works and Emergency Services (Sept. 1, 1998)
Recommendations:
1.That the owner be required, as a condition of approval of the plans and drawings for the
project, to:
(a)Provide and maintain a minimum of 75 parking spaces on-site for the exclusive use of
the school;
(b)Provide and maintain an on-site pick-up/drop-off facility for the school, with storage for
no less than 15 vehicles;
(c)Provide and maintain a 10 m² garbage room to serve the school;
(d)Provide and maintain a minimum of 44 parking spaces on site to serve the residential
building, including at least 38 parking spaces for the exclusive use of the residents and at
least 6 parking spaces for residential visitors;
(e)Provide and maintain a garbage room at least 20 square metres in size to serve the
residential building and install and maintain a stationary compactor unit in the garbage
room;
(f)Provide and maintain a 10 m² recycling room accessible to all residents of the residential
building;
(g)Install and maintain double or overhead doors of sufficient size to accommodate the
transport of container bins between each garbage and recyclable storage room and the Type
G loading space;
(h)Provide and maintain 1 Type G loading space with a generally level surface and access
designed so that trucks can enter and exit the site on a forward motion;
(i)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 3 compactor containers on
collection day;
(j)Provide and designate a fully trained employee to manoeuvre the container bins to and
from the front of the garbage truck for loading and to assist the garbage truck driver with the
back-up manoeuvre onto the north-south driveway by controlling pedestrian and vehicular
traffic at the exit from the loading space at all times during garbage collection periods;
(k)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;
(l)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 turnin radii of 9 m and 16 m;
(m)Provide and maintain signage at the Avenue Road access prohibiting westbound left
turns;
(n)Provide and maintain signage at the Roselawn Avenue access prohibiting northbound
right turns and westbound left turns;
(o)Provide and maintain the Avenue Road access with a width of 7.2 m with a 6.0 m curb
cut to the north and south of the access width;
(p)Provide a southbound left turn lane on Avenue Road at the site access to Avenue Road,
by pavement marking modifications, which maintains a minimum of 25 m of storage for the
existing northbound left turn at the Avenue Road and Roselawn Avenue intersection;
(q)Submit a functional plan of the proposed traffic lane arrangements described in
Recommendations (m), (n), (o) and (p) above, and which eliminates the northbound left turn
lane shown on Figure 8 of the BA Group Traffic Study dated March, 1998 at the intersection
of Kelway Boulevard/Avenue Road and eliminates the widening of the west leg of the
Roselawn Avenue/Avenue Road intersection also shown on the same plan for the approval
of the Commissioner of Works and Emergency Services;
(r)Provide a one-time cash contribution in the amount of $75,000.00 toward the supply and
installation of any other traffic management measures recommended by the community and
Commissioner of Works and Emergency Services as a result of the neighbourhood traffic
and parking study which is currently underway. As a result, it may be necessary to
implement measures which require adjustments to the currently proposed site access
arrangements and the School Board shall undertake not to oppose such measures or
amendments provided that reasonable vehicular access to the site is maintained;
(s)Consult with staff of the Toronto Transit Commission to ensure that sufficient area for
pedestrian accommodation at the Avenue Road stop locations is available;
(t)Submit to the City, prior to the issuance of a building permit for new buildings on the
site, for the approval of the Commissioner of Works and Emergency Services, a
Transportation Demand Management Plan addressing strategies to minimize automobile
use;
(u)Have a qualified Transportation Engineer/Planner certify, in writing, to the
Commissioner of Works and Emergency Services that the development has been designed
and constructed in accordance with the Transportation Demand Management Plan approved
by the Commissioner of Works and Emergency Services;
(v)Develop for the approval of the Commissioner of Works and Emergency Services, and
undertake a programme of regular monitoring of traffic and parking associated with the
school and the Transportation Demand Management Plan as the site progresses to full
build-out, with the first monitoring review to be undertaken within 3 to 6 months following
opening of the school. The monitoring process will involve meetings with City and
neighbourhood representatives to discuss the effectiveness of measures and fine tune the
plan;
(w)Submit to the City, prior to commencement of the 1998/1999 school year or as soon as
possible thereafter, for the approval of the Commissioner of Works and Emergency
Services, a Construction Management Plan;
(x)Submit to the Commissioner of Works and Emergency Services, a Reference Plan of
Survey, in metric units and referenced to the Ontario Co-ordinate System, delineating
thereon by separate PARTS the proposed lots and any appurtenant rights-of-way;
(y)Submit revised drawings with respect to Recommendation Nos. 1(b), 1(f), 1(h), 1(i) and
1(l), above, for the review and approval of the Commissioner of Works and Emergency
Services;
2.That the owner be requested to apply for revised municipal numbering to the
Commissioner of Works and Emergency Services prior to filing a formal application for a
building permit;
3.That the owner be advised:
(a)Of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance; and
(b)Of the need to obtain building location, access and streetscape permits from this
Department prior to construction of this project.
Comments:
Location
East side of Avenue Road between Roselawn Avenue and Elwood Boulevard.
Proposal
Construction of an addition and demolition to the existing school building resulting in a
total floor area of 13,518 square metres and, as well, construction of a seniors condominium
building containing 44 units which will be connected to the existing "Hunt Club" building.
Parking
The provision of 75 parking spaces to serve the school satisfies the estimated essential
parking demand for a minimum of 16 parking spaces and a maximum of 90 parking spaces,
based on the parking requirements for schools within the central area, whereas, as far as can
be ascertained, the school is exempt from the parking provisions of the Zoning By-law
because the facility is owned and operated by the Toronto Separate School Board. A Traffic
Impact Study dated March 1998 prepared by BA Consulting Group Ltd. on behalf of the
owner indicated that a total of 75 parking spaces will be required to accommodate the
expected parking demands exhibited by staff and visitors. Given that the proposed parking
supply falls within the parking demand range above, the provision of 75 parking spaces to
serve the school site is acceptable. The dimensions of the parking spaces and the driveways
comply with the minimum requirements of the Zoning By-law and the parking layout is
generally satisfactory.
The provision of 61 parking spaces to serve the seniors' condominium building satisfies the
estimated parking demand generated by the condominium building for 44 spaces, based on
the surveyed demand of condominium units, including 38 spaces for the residents and 6
spaces for visitors and, as far as can be ascertained, the Zoning By-law requirement for 58
spaces consisting of 47 residential spaces and 11 visitor spaces. The proposed parking
supply, general layout and dimensions of the parking spaces are acceptable.
Access and Traffic Impact
Access to the parking spaces and loading facilities is proposed from Roselawn Avenue and
Avenue Road by way of two-way driveways. A Traffic Impact Study dated March, 1998,
has been prepared and submitted by BA Consulting Group Ltd, on behalf of the owner. This
Department has reviewed the study and has commented under separate cover (May 15,
1998). Further supplementary information has been received from BA Consulting Group
Ltd. under dates of June 3, June 4, July 17 and July 24, 1998. These documents address the
traffic and parking issues related to this proposal. The appropriate measures are reflected in
the recommendations section of this report and will be dealt within further detail under
separate cover.
Loading
With respect to the school component of the project, the plans do not show the provision of
any loading facilities. The estimated loading demand generated by the school is for 1 Type
B loading space, whereas, the Zoning By-law, as far as can be ascertained, does not require
the provision of loading facilities. It appears that any loading and unloading activities will
take place within the outdoor receiving area adjacent to the vehicle turn around. As a result,
formal loading spaces are not required under these circumstances.
The residential component of this project requires a Type G loading space. Specifications
with respect to the Type G loading space are discussed in the following section dealing with
refuse collection.
Refuse Collection
The City garbage and recyclable materials collection services to schools is scheduled to end
July 1, 2006. Therefore, the City will continue to provide curbside garbage and recyclable
materials collection services to the school in accordance with the provisions of the
Municipal Code, Chapter 309, Solid Waste. The proposed garbage storage areas are
acceptable.
The City will provide the residential building of this project with the bulk lift method of
garbage collection in accordance with the provisions of the Municipal Code, Chapter 309,
Solid Waste, provided that all recyclable materials generated by this project are set out for
collection on the days and the times scheduled by the City for collection of recyclables. This
will require the provision of the storage and handling facilities identified in
Recommendation Nos. 1(d) to 1(k), above.
The plans show the provision of a Type G loading space, however, the dimensions of the
space do not meet the Zoning By-law requirement for a vertical clearance of 6.1 m over the
first 8 metres of the space. The plans should reflect the proper dimensions of a Type G
loading space. The loading space is designed such that garbage trucks would enter the space
from the proposed north-south driveway in a forward motion and back out onto the
driveway to exit the site in a forward motion. The turning radii to access the Type G loading
space, of an inside radius of 9 m and a 16 m outside radius have not been provided, resulting
in trucks not being able to access the space. Although garbage trucks will back out of the
space, if this configuration is to remain, the arrangement would be acceptable only if a
member of the building staff is made available on collection day to assist with the back-up
manoeuvre, given the volume of traffic utilizing this driveway. Furthermore, the plans do
not indicate a concrete storage pad for container bins on collection day adjacent to the front
of the loading space to accommodate 3 bins and a recyclable material storage room of 10 m²
has not been provided, which should be separated from the garbage room and be equipped
with a double door or an overhead door.
It is the policy of City Council to levy a service charge on all new developments, payment
of which is a condition for receiving City containerized garbage and recycling collection.
The levy is currently $34.50 per month. The levy includes the provision and maintenance of
City garbage and recycling containers, including taxes, multiplied by the number of garbage
containers on site. Should the owner choose to provide private garbage containers, the levy
will still be charged and the containers must meet City specifications and be maintained
privately at the expense of the building owner. Further information regarding the above can
be obtained by contacting the Operations and Sanitation Division at 392-7721.
Neighbourhood Traffic and Parking Study
The owner is required to pay a one-time cash contribution in the amount of $75,000.00
toward the supply and installation of any other traffic management measures recommended
by the community and Commissioner of Works and Emergency Services as a result of the
neighbourhood traffic and parking study which is currently underway. In this manner,
funding for any changes to vehicular access to the site predicated by the requirements of the
neighbourhood study including the provision of any associated infrastructure or traffic
signal hardware will be secured from the applicant. Measures which have been discussed by
the community Traffic Committee and which may be considered eligible for this funding
include, but are not necessarily limited to:
-relocation of the existing traffic signal from the Roselawn Avenue/Avenue Road
intersection to the school access on Avenue Road;
-removal of the southbound left turn movement at the Roselawn Avenue/Avenue Road
intersection;
-provision of additional pedestrian sidewalk or boulevard amenities (e.g. on Roselawn
Avenue);
-traffic management measures for the nearby neighbourhood.
As a result, it may be necessary to implement measures which require adjustment to the
currently proposed site access arrangements. The School Board shall undertake not to
oppose such measures or amendments provided that reasonable vehicular access to the site
is maintained. In this regard, the School Board is encouraged to participate in the current
study.
Transportation Demand Management (TDM) Plans
As this project generates a non-residential parking demand of 75 parking spaces, the owner
is required to submit, for the review and approval of the Commissioner of Works and
Emergency Services, a Transportation Demand Management (TDM) Plan which sets out
measures to be taken in the design and construction of the project, as well as on-going
strategies to manage and reduce automobile use. The Transportation Demand Management
Plan required of the owner will include:
(a)A description of the measures (policies, programmes, processes, facilities, equipment
and manpower) which will be put in place to carry out and administer the TDM Plan, which
should include the following:
-strategies to minimize automobile use in connection with the development and inform
parents, teachers and students of neighbourhood traffic concerns (e.g. transit promotion,
formal or informal car pool programmes, distribution of promotional material, provision of
bicycle parking, school bulletin boards, announcements prior to special events etc.);
-operation and management of the on-site student pick-up/drop-off facility to minimize
impact on the adjacent street system and neighbourhood (e.g. monitoring by school staff,
distribution of promotional material to users, special signage and pavement marking, etc.);
-provision of additional temporary on-site parking spaces to accommodate parking demand
during special events including evening events;
-provision of promotional material to inform parents of other off-street parking facilities
available in the area in advance of special events and a description of the means whereby
this information will be distributed to parents;
-feasibility of providing Point Duty Police control at the Avenue Road driveway to assist
drivers turning during morning and evening periods and special events;
-designation of a staff member as school safety co-ordinator to organize, operate and
maintain the traffic and parking measures described in the approved plan;
(b)A description of how the TDM will be integrated and operated, in the context of the
plans and drawings for the development proposal;
(c)A description of the mechanisms which will be used to:
-implement and administer the TDM Plan;
-monitor, modify and enforce the TDM Plan, bearing in mind the automobile trip reduction
targets; and
-ensure the continuity of the TDM Plan for the life of the development.
The owner is advised that the preparation of the plan can be facilitated by contacting the
Infrastructure Planning and Transportation Division (telephone no. 392-7711) for assistance
in the format and content requirements.
Construction Management Plan
A Construction Management Plan is required to be submitted to the City prior to the
commencement of the 1998/1999 school year or as soon as possible, thereafter, for the
approval of the Commissioner of Works and Emergency Services, which should address
each of the following measures:
-a detailed construction phasing plan which identifies among other things, on-site parking
and points of access for site traffic and construction traffic for each phase of the work;
-the extent and impact of any temporary parking, drop-off or traffic circulation measures
proposed during construction;
-proposed routing for construction vehicles and measures proposed to minimize the impact
of construction activity on the community.
The Construction Management Plan shall include a process for community consultation
involving meetings with City, neighbourhood, and school representatives to discuss the
effectiveness of measures and any fine tuning required.
Work within the Road Allowance
It is noted that curb returns are not permitted at entrances; concrete sidewalks are to be
extended across driveways. The proposed hard surface boulevard area on the Avenue Road
frontage of the site is shown as extending a minimum of 3.0 m from the back of the curb and
is acceptable. The treatment at the back of curb should include a minimum 600 mm wide
decorative concrete banding set-back to a clear broom finish sidewalk area of 2.4 m.
As well, the Toronto Transit Commission will relocate the existing southbound Avenue
Road stop location at Roselawn Avenue further to the north so that it will be approximately
20 m south of the Roselawn Avenue intersection and relocate the existing northbound
Avenue Road stop location at Elwood Boulevard to the north side of Elwood Boulevard.
Municipal Numbering
The site will be severed into two properties, which should be separated for assessment and
Official Record municipal numbering purposes. The owner should submit a separate
application to this Department, including a plan showing the location of the principal access
points, prior to filing a formal application for a building permit.
Permits
The applicant is required to obtain building location, access and streetscape permits from
this 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 392-2984, regarding the
site-specific permit licence requirements.
Storm Water Management
A storm water management plan and a site servicing plan have been submitted with this
application and have been reviewed by this Department. These are satisfactory.
5.Economic Development, Culture & Tourism, Forestry Division (August 27, 1998)
This will acknowledge the revised plans pertaining to the above noted development
application which were circulated to Forestry Services on August 25, 1998. I have reviewed
the circulated plans and advise that:
:There is one (1) City owned tree involved with this project which is situated on the
Elwood Avenue City road allowance adjacent to the development site. This tree 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.
:Trees indicated for planting on the City road allowance 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 healthy 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 Global Architect Inc. and Maragna Architect and the
plans prepared by Terraplan Landscape Architects, all plans date stamped as received on
August 25, 1998 by Urban Planning & Development Services and on file with the
Commissioner of Urban Planning & Development Services are not acceptable at this time
due to the reason(s) indicated above.
