Toronto City Hall

100 Queen Street West

Toronto, Ontario

Canada M5H 2N2

www.city.toronto.on.ca

Tel: 416-392-0871

Fax: 416-392-7536

 Urban Planning and Development Services

   June 29, 1998

 To:Toronto Community Council

 From:Commissioner, Urban Planning and Development Services

 Subject:64 Parliament Street - Site Plan Approval Application No. 397138 respecting construction of a Volvo Service Repair Shop - Class 'A' (Ward 25 - Don River)

  Purpose:

 This report sets out the conditions of approval for construction of a one storey Volvo Service and Repair Shop, Class "A" with 22 parking spaces at the north-west corner of Front and Parliament Streets.

 Funding Sources, Financial Implications and Impact Statement:

 Not applicable.

 Recommendations:

1. That City Council approve the plans and drawings submitted with this application, namely Plan Nos. A-1, A-2, A-3 and L1, date stamped received on April 22, 1998, prepared by Plaston Architect Limited, as redlined on May 28, 1998, all as on file with the Commissioner of Urban Planning and Development Services.

1. That as a condition of City Council approval, the owner enter into an Undertaking under Section 41 of the Planning Act requiring that:

 (1)the proposed development, including all landscaping related thereto, shall be undertaken and maintained substantially in accordance with the drawings referred to above;

 (2)the owner shall provide and maintain a minimum of 1 Type B 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;

 (3)the owner shall provide and maintain minimum inside and outside turning radii of 8.6 m and 13.4 m at all turns to be negotiated by trucks using the Type B loading space;

 (4)the owner shall provide and maintain a minimum of 22 parking spaces on the site to serve the project;

 (5)the owner shall submit an application for improvements to the public sidewalk/boulevard generally as shown on above referenced Plan No. L1 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;

 (6)the owner shall immediately conduct a historical review of the site to identify all existing and past land uses which could result in negative environmental effects to the subject site. This report should be submitted for review by the Medical Officer of Health, prior to the issuance of a building permit;

 (7)the owner shall conduct a site and building audit for the identification of all hazardous materials on the site and in the existing buildings. The removal of these materials should be conducted in accordance with Ministry of Environment and Energy guidelines. A report on the site and building audit should be submitted to the Medical Officer of Health for review, prior to the issuance of a building permit;

 (8)(i)the owner shall conduct a soil and groundwater testing program and produce a Soil and Groundwater Management Plan which characterizes soil conditions and proposed remediation options to be submitted for approval by the Medical Officer of Health, prior to the issuance of a building permit, and

 (ii)the owner shall implement, under the supervision of an on-site qualified environmental consultant, the Soil and Groundwater Management Plan as stipulated in the report approved by the Medical Officer of Health, and upon completion submit a report from the on-site environmental consultant, to the Medical Officer of Health, certifying that the remediation has been completed in accordance with the Soil and Groundwater Management Plan;

 (9)(i)the owner shall prepare a Demolition and Excavation Dust Control Plan and submit this plan for approval by the Medical Officer of Health, prior to the issuance of any building permit; and

 (ii)the owner shall implement the measures in the Demolition and Excavation Dust Control Plan approved by the Medical Officer of Health;

 (10)the owner shall submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit, a Material Recovery and Waste Reduction plan addressing strategies for material recovery and waste reduction within the development; and

 (11)the owner shall provide, maintain and operate the material recovery and waste reduction measures, facilities and strategies stipulated in the Material Recovery and Waste Reduction Plan approved by the Commissioner of Works and Emergency Services.

 Background:

 The application was submitted on October 28, 1997, for Site Plan Approval and has been revised a number of times since then. Councillor Pam McConnell requested that this application be forwarded to Toronto Community Council for consideration.

 Comments:

 1.LOCATION:

 The site is located on the northwest corner of Front and Parliament Streets within the historic area of King-Parliament.

 2.SITE:

 The site is approximately 1585 m2 in size (35 m by 46 m). There are a variety of surrounding land uses ranging from a vacant site to the north, gas station to the south, a commercial business depot to the west and a site in transition to the east where a major commercial\industrial\residential development proposal has been approved.

 3.PROPOSAL: (See Appendix A)

 The proposal is to construct a one-storey motor vehicle repair shop "Class A" with 551 square metres of floor area. There are 22 at-grade parking spaces proposed to be located along the north and west property limits.

 4.REQUIREMENTS OF CIVIC OFFICIALS: (See Appendix B)

 The plans submitted with this application were reviewed by City staff. The applicant amended the plans to address a number of issues raised including the provision of a Type B loading space, expansion and relocation of the building, introduction of corner doors facing Front Street on the west side of the building and an improvement to the roof line.

 Public Health requires a Soil and Groundwater Management Plan as well as the implementation of a Dust Control Plan. The Commissioner of Works and Emergency Services requires a Material Recovery and Waste Reduction plan for the development.

 In addition, the plans submitted have been reviewed by Buildings, Works and Emergency Services, Public Health and The Toronto and Region Conservation Authority. The recommended conditions of approval are contained in the Recommendations noted above.

 5.PLANNING CONSIDERATIONS:

 The introduction of a car-related use at this location is permitted as-of-right on the north side of Front Street fronting Parliament Street. The applicant has had regard for the comments of civic officials and has amended the plans to achieve staff's objectives for this historic part of the city. The proposed landscaping and pavement treatment of the sidewalk will greatly improve the sidewalk area along the west side of Parliament Street.

 Conclusion:

 That Site Plan Approval Application No. 397138 for 64 Parliament Street be approved.

 Contact Name:

 Denise Graham

Development Approval Division, Zoning Section

Toronto City Hall Office (392-0871)

E-mail: dgraham1@city.toronto.on.ca

     Beate Bowron

Director, Development Approval and Deputy CBO

  (p:\1998\ug\uds\pln\to981640.pln) - smc

APPENDIX A

APPLICATION DATA SHEET

 Confirmed Municipal Address:64 Parliament Street.

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION

APPENDIX B

Reports of Civic Officials

1. Works and Emergency Services (June 5, 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 maximum of 22 parking spaces on the site to serve the project;

 (b)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit, a Material Recovery and Waste Reduction plan addressing strategies for material recovery and waste reduction within the development;

 (c)Provide, maintain and operate the material recovery and waste reduction measures, facilities and strategies stipulated in the Material Recovery and Waste Reduction Plan approved by the Commissioner of Works and Emergency Services;

 (d)Provide and maintain a minimum of 1 Type B 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;

 (e)Provide and maintain minimum inside and outside turning radii of 8.6 m and

13.4 m at all turns to be negotiated by trucks using the Type B loading space;

1. 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)that the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency 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; and

 (c)of the need to receive the approval of the Commissioner of Urban Planning and Development Services for the proposed roof overhang within the Front Street East road allowance.

   Comments:

 Location

 North-west corner of Parliament Street and Front Street East.

 Proposal

 Construction of a one-storey motor vehicle repair shop class A containing 551.5 square metres

of floor area.

 The proposal was dealt with in Departmental reports dated November 19, 1997 and February 26, 1998. The above consolidated recommendations supersede the recommendations contained in the previous reports, including the recommendation requiring the submission of revised drawings which has been satisfied.

 Parking and Access

 The provision of 22 at-grade parking spaces, located along the north and west property limits, satisfies the Zoning By-law for the King/Parliament area which permits a maximum of 22 parking spaces for this use, with no minimum. However, it is estimated that this project would generate a demand for 28 parking spaces based on the surveyed parking and storage requirements of motor vehicle repair shops in the City. Although the proposed parking supply does not satisfy the estimated demand, the provision of 22 parking spaces is acceptable given that it satisfies the provisions of the Zoning By-law. The general parking layout and dimensions of the parking spaces and driveway widths are acceptable.

 Access to the parking spaces is provided both on Parliament Street and Front Street East and is acceptable.

 Loading

 The provision of 1 Type B loading space located at the south-west limit of the site, within the access driveway, satisfies, as far as can be ascertained, the provisions of the Zoning By-law for the King/Parliament area, for 1 Type B loading space. This is acceptable.

 Refuse Collection

 This project does not qualify for refuse collection by City forces under the provisions of the Municipal Code, Chapter 309, Solid Waste. Refuse generated by this project would most likely consist of manufacturers' trade waste which may include hazardous waste and, as a result, the owner will have to make arrangements for the services of a private waste collection firm licensed to dispose of hazardous waste.

    Encroachment

 The plans indicate the proposed roof overhanging over the Front Street East road allowance and, as a result will require the submission of a separate application to the Commissioner of Urban Planning and Development Services.

 Material Recovery and Waste Reduction Plans

 The owner is required to submit a Material Recovery and Waste Reduction Plan which will include:

 (a)A description of the waste composition which shall be generated by the development and the expected quantity of each category of waste material;

 (b)A description of the policies, programmes, processes and equipment which will be put in place to carry out material recovery and waste reduction;

 (c)The provision of space required to store and/or process recovered materials; and

 (d)Separate accommodation for the recovery, safe storage and disposal of hazardous waste, if any.

 The owner is advised that staff of the Operations and Sanitation Division (telephone no. 392-1040) will assist in the format and content requirements in the preparation of the plan.

 Storm Water Management

 It is the policy of City Council to require the infiltration of storm water run-off into the ground for all new buildings, whenever possible. Therefore, storm connections to the City sewer system will only be permitted if it can be demonstrated that infiltrating storm water into the ground is not feasible. Further information regarding storm drainage can be obtained by contacting the Engineering Branch (telephone no. 392-6787).

 Work Within the Road Allowance

 Approval for any work to be carried out within the street allowance must be received from this Department.

  2.Community and Neighbourhood Services (Public Health) (May 25, 1998)

 Further to my request of January 13, 1998, the applicant has provided for review an "Environmental Investigation of 64 Parliament Street", prepared by Trow Consulting Engineers Ltd. (August 22, 1998). Staff at Environmental Health Services (EHS) have reviewed this information and offer the following comments.

 The applicant proposes to construct a Volvo service garage on this site.

Historical Review:

 The consultant reviewed Canadian Underwriter's Association fire insurance plans, Goad's Atlas, Might's Directories and Ministry of Natural Resources aerial photographs. A land title search was also conducted. Previous environmental studies were reviewed and regulatory agencies were contacted to obtain any pertinent environmental information that may be available. The accumulated information indicated that the site was used as a foundry from 1880 to approximately 1910, it appears to have been vacant until 1963 when an automobile service station was located on the site. According to Might's Directories, a service station was located on this site until approximately 1996, at which time the underground fuel storage tanks were removed and the soils were remediated.

 Subsoil Investigation:

 The consultant drilled 4 boreholes from 2.9 metres to 8.3 metres in depth, to assess groundwater and soil conditions at the site boundaries. Samples were obtained and visually examined prior to submission to a lab for chemical analysis.

 The soil analysis reports indicate that there are no exceedances of the Ministry of Environment 1996 Guideline criteria for heavy metals and petroleum hydrocarbons. I would note that the consultant conducted a peer review of a previous environmental report and using information contained in that report, along with the supplementary information gathered during this investigation, the consultant concluded that the site meets the Ministry of Environment criteria for commercial/industrial land use.

 Excavation Dust Control Plan:

 The report does not contain a dust control plan, therefore the Medical Officer of Health requests the following controls be put in place during excavation /demolition activities:

 1.The daily, or more frequently if required, wetting of all soft and hard surfaces and any excavation face on the site, with the addition of calcium chloride or other recognized materials as a dust suppressant, if required.

 2.The daily cleaning of the road pavement and sidewalks for the entire frontage of the property to a distance of 25 metres from the property line.

 3.The designation of a truck loading point to avoid trucks tracking potentially contaminated soil and demolition debris off the site. Such loading points should be on a gravel base to minimize tracking of the soil onto the sidewalk and the street. If the loading zone becomes contaminated it should be cleaned and replaced.

 4.All trucks and vans leaving the site should be cleaned of all loose soil and dust from demolition debris including the washing of tires and sweeping or washing of exteriors and tailgates by a designated labourer. A daily log of each truck leaving the site should be kept by the applicant (developer) noting when the truck was cleaned and by whom.

 5.The tarping of all trucks leaving the site which have been loaded with indigenous soil or demolition debris.

 6.An air monitoring program, if necessary, as determined through consultation with Environmental Health Services.

 7.Supervision of all dust control measures by a qualified environmental consultant.

 Recommendations:

 1.That the owner shall implement, under the supervision of an on-site qualified environmental consultant, the Soil and Groundwater Management Plan as stipulated in the report approved by the Medical Officer of Health, and upon completion submit a report from the on-site environmental consultant, to the Medical Officer of Health, certifying that the remediation has been completed in accordance with the Soil and Groundwater Management Plan.

2.That the owner shall implement the measures in the Dust Control Plan approved by the Medical Officer of Health.

 Please inform the applicant in respect to this matter and provide them with a copy of this letter. If you have any questions contact me at 392-7685.

  3.(January 13, 1998)

 Thank-you for your request of October 31, 1997 to review and comment on the above referenced application. Staff at Environmental Health Services (EHS) have reviewed this application and offer the following comments.

 Comments:

 The applicant proposes to build a one-storey building to be used as a motor vehicle repair shop. The site area to be developed is 1584.79 m².

 A review of information available to this Department indicates that this property was zoned industrial (1949). Our filed also indicate that this property is a former Consumer's Gas Company coal gasification site.

 Additional information is required by EHS staff in order to adequately conduct a review of the environmental conditions at the subject site. This should include a Historical Review, Site and Building Audit, Soil and Groundwater Management Plan, 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. The owner shall immediately conduct a historical review of the site to identify all existing and past land uses which could result in negative environmental effects to the subject site. This report should be submitted for review by the Medical Officer of Health, prior to the issuance of a building permit (prior to the introduction of a Bill in Council);

1. The owner shall conduct a site and building audit for the identification of all hazardous materials on site and in the existing buildings. The removal of these materials should be conducted in accordance with Ministry of Environment and Energy guidelines. A report on the site and building audit should be submitted to the Medical Officer of Health for review, prior to the issuance of a building permit (prior to the introduction of a Bill in Council);

1. (i) the owner shall conduct a soil and groundwater testing program and produce a Soil and Groundwater Management Plan which characterizes soil conditions and proposed remediation options to be submitted for approval by the Medical Officer of Health, prior to the issuance of a building permit (prior to the introduction of a Bill in Council), and

 (ii) the owner shall implement, under the supervision of an on-site qualified environmental consultant, the Soil and Groundwater Management Plan as stipulated in the report approved by the Medical Officer of Health, and upon completion submit a report from the on-site environmental consultant, to the Medical Officer of Health, certifying that the remediation has been completed in accordance with the Soil and Groundwater Management Plan.

1. (i) the owner shall prepare a Demolition and Excavation Dust Control Plan and submit this plan for approval by the Medical Officer of Health, prior to the issuance of any building permit; and

 (ii) the owner shall implement the measures in the Demolition and Excavation Dust Control Plan approved by the Medical Officer of Health.

 By copy of this letter I will inform the applicant with respect to this matter. If you have any questions please contact Alan Banks, Gordon Chan or Anthony Nikolopoulos at 392-7685.

  4.Urban Planning and Development Services (May 11, 1998)

 Our comments concerning this proposal area as follows:

 Description: Construct 1 storey motor vehicle repair shop class A building

 Zoning Designation: RAMap:51G 322

 Applicable By-law(s): 438-86, as amended

 Plans prepared by: Plaston Architect Ltd.Plans dated:April 22, 1998

 Zoning Review

 A review of the information submitted indicates the proposal complies with the City's zoning by-laws.

 Other Applicable Legislation and Required Approvals

 1.The proposal DOES NOT require conveyance of land for parks purposes, or payment in lieu therefore pursuant to Section 42 of the Planning Act.

 2.The proposal DOES NOT require City Council's approval pursuant to the provisions of the Rental Housing Protection Act, 1989.

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

 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.

  5.The Toronto and Region Conservation Authority (February 24, 1998)

 This will acknowledge receipt of the above noted application.

 Authority staff has reviewed the proposal and since it does not appear to affect the program or policy interests of this Authority, we have no objections to the application as submitted.

 We trust this is satisfactory. Should you have any questions please contact the undersigned at this office.

APPENDIX C

 Advisory Comments of Civic Officials

 The owner is 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)that the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or 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; and

 (c)of the need to receive the approval of the Commissioner of Urban Planning and Development Service for the proposed roof overhang within the Front Street East road allowance.