Requirement for a Construction (Site) Management Plan

for Infill Housing Projects

The Etobicoke Community Council recommends the adoption of the following report (May 27, 1998) from the Commissioner of Urban Development, Etobicoke District, as amended by the addition of a further requirement - (15) the posting of a telephone number:

Purpose:

To respond to a request by Etobicoke Community Council dated April 1, 1998, regarding the requirement for a Construction (Site) Management Plan for all infill housing projects in established neighbourhoods and the guarantees and deposits to be placed before any type of permits are issued.

Funding Sources, Financial Implications and Impact Statement:

There are no funding sources or financial implications.

Recommendation:

It is recommended that:

(1)As a condition of Site Plan approval for all redevelopment proposals, particularly for infill housing projects, the applicant shall be required to submit a Construction (Site) Management Plan prior to the issuance of any permits.

(2)The signing of a separate Construction Management Agreement may also be required prior to the issuance of permits if deemed necessary by Urban Development staff.

(3)Financial guarantees (minimum of $1,000.00) shall also be required prior to the issuance of permits to ensure that measures are satisfactorily implemented. The amount of additional per unit or floor area (or site area) charges shall be determined by the Commissioner of Urban Development and the Commissioner of Works.

Council Reference/Background/History:

On April 1, 1998, Etobicoke Community Council received correspondence from the City Solicitor and heard deputations in connection with the townhouse development now under construction by Eden Oak Homes Ltd. in the Skeen=s Lane area.

Residents had voiced their concerns regarding the presence of mud and dirt on roadways, dust, inadequate fencing, lack of clean-up procedures, and demolition/construction debris on neighbouring properties.

In their decision, the Etobicoke Community Council directed the Commissioner of Urban Development and the Commissioner of Works, Etobicoke Division, to submit a report making recommendations with respect to the requirement of a site management plan for all infill housing projects, and guarantees and deposits to be placed before any type of permits are issued.

In June, 1997, the former Etobicoke Council granted Site Plan Approval for the Newport Beach Developments Inc. project consisting of 242 condominium units within Humber Bay Shores. This approval required the applicant to provide a Aconstruction plan, outlining access, parking and storage arrangements for construction vehicles and equipment, to the satisfaction of abutting property owners, the Works Department and the City Solicitor@. Because this proposal was located adjacent to an existing operating motel (Seahorse Motor Hotel), this requirement was later prepared as a separate agreement, as opposed to being part of the Site Control Agreement.

More recently, on May 6, 1998, Etobicoke Community Council directed that a construction management agreements be signed for the next phase of Eden Oak Homes Ltd. (a commercial apartment building at 3400 Lake Shore Boulevard West) and for the redevelopment of Sir Adam Beck School in Alderwood.

Comments:

Both the former City of North York and former City of Toronto impose requirements with respect to construction site management on developers.

In former City of North York, for example, although not a condition of Site Plan Approval, the owner is required to provide to the Public Works Department a Construction Protection Plan prior to the issuance of any permits. Such a plan must detail matters relating to construction hoarding, covered walkways, aerial cranes, truck unloading areas, trailer parking areas, material storage areas, temporary land and road closures, sidewalk diversions and closures proposed on the site and on the road allowance during construction of the project. The plan must receive prior approval from the former North York Transportation Department (or former Metropolitan Toronto Traffic Department) before submission to the Works Department.

The owner must also deposit a guarantee and emergency fund ($1,000.00 per construction year or portion thereof) to ensure the municipal property is kept clean and safe during the course of construction. The deposit or remainder thereof is then returned to the owner.

In the former City of Toronto, applicants are required to submit a Demolition and Dust Control Plan for approval by the Medical Officer of Health prior to the issuance of any building permit.

Having reviewed the requirements of other municipalities, namely the former Cities of North York and Toronto, as well as the terms of the Newport Beach Construction Management Agreement, staff would recommend that the following be included in all construction management plans as deemed appropriate by the relevant City department (i.e. Works, Health, Building, etc.)

(1)Dust/mud control on and off-site

(2)Location of truck loading points, trailer parking

(3)Location and height of temporary material storage areas

(4)Access/truck routing

(5)Provision of hoarding, temporary fencing, covered walkways, sidewalk diversions

(6)Location and timing of temporary road closures and alternative routes/detours

(7)Location and extent of operation of aerial cranes

(8)Noise abatement measures (if required)

(9)Estimated period of construction

(10)Details of piling and shoring activities

(11)Control of storm run-off

(12)Removal/disposal of excavated/demolition materials

(13)Parking management plan for existing parking to be displaced and for employee/construction vehicle parking.

(14)Depositing of appropriate financial guarantee to ensure municipal property is kept safe and clean.

The foregoing matters will be the subject of further discussion and/or refinement by City staff.

In some instances, staff may determine, in consultation with the City Solicitor, that the City should enter into a Construction Management Agreement, separate from the Site Control Agreement, with the applicant and possibly abutting or other affected property owners in the immediate vicinity of the proposed construction. Such an agreement would be reviewed by the appropriate departments/divisions such as the Works Department, Health Department and Building Division, as well as Urban Development.

With respect to the financial guarantee, it is recommended that the minimum amount of $1,000.00 be supplemented by an additional per unit charge for residential development and an additional charge based on floor area and/or site area for other forms of development.

It is also suggested that the foregoing recommendations be applicable to other forms of infill development in residential areas (e.g. schools, commercial uses, etc.) as well as to other areas experiencing redevelopment construction (e.g. mainstreet areas).

Conclusions:

Staff feel that the imposition of conditions, at the Site Plan approval stage, regarding the submission of Construction Management Plans, the signing of agreements to implement same (if required), and the depositing of financial guarantees (if required) are appropriate measures to manage construction particularly for infill projects in residential neighbourhoods and other areas affected by redevelopment.

This report has been reviewed by the Works Department and City Solicitor who are in agreement with the recommendations contained herein.

Contact Name:

Linda Bunce, Principal Planner

Tel: (416) 394-8221; Fax: (416) 394-6063