1107 Avenue Road - Site Plan Approval and Designation

(North Toronto)

The Toronto Community Council recommends that:

(1)the report (September 2, 1998) from the Commissioner of Urban Planning and Development Services be amended by adding the words, ", in consultation with the Ward Councillors," after the words, "Commissioner of Urban Planning and Development Services" in Recommendation No. (2), and that the report, as amended, be adopted;

(2)the report (August 27, 1998) from the Managing Director, Toronto Historical Board be adopted; and

(3)a school safety zone or community safety zone with a maximum limit of 40 kilometres per hour be established on Avenue Road, in the vicinity of 1107 Avenue Road and Allenby School during the hours of 8:00 a.m. and 5:00 p.m.

The Toronto Community Council submits the following report (September 2, 1998) from the Commissioner of Urban Planning and Development:

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

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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

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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, noise 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 maintained 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 hereto.

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 building 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 turning 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.

Insert Table/Map No. 1

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 2

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 3

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 4

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 5

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 6

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 7

Key Map and Site Plan details - 1107 Avenue Road

Insert Table/Map No. 8

Key Map and Site Plan details - 1107 Avenue Road

The Toronto Community Council also submits the following report (August 27, 1998) from the Acting Managing Director, Toronto Historical Board:

Subject: Designation Under Part IV of the Ontario Heritage Act and Permission to Enter into a Heritage Easement Agreement - 1107 Avenue Road (Eglinton Hunt Club)

Purpose:

This report recommends that the property at 1107 Avenue Road (Eglinton Hunt Club) be designated under Part IV of the Ontario Heritage Act and that permission be granted to enter into a Heritage Easement Agreement with the property owner.

Funding Sources, Financial Implications and Impact Statement:

Not applicable.

Recommendations:

1.That City Council state its intention to designate the property at 1107 Avenue Road (Eglinton Hunt Club) under Part IV of the Ontario Heritage Act.

2.That the appropriate officials be authorized to take whatever action is necessary to give effect hereto.

3.That authority be granted for the execution of a Heritage Easement Agreement under Section 37 of the Ontario Heritage Act with the owners of 1107 Avenue Road using substantially the form of easement agreement prepared by the City Solicitor, subject to such amendments as may be deemed necessary by the City Solicitor in consultation with Heritage Toronto (Toronto Historical Board).

4.That authority be granted for the necessary Bills in Council to give effect hereto.

5.That the owners be requested to provide Heritage Toronto (Toronto Historical Board) with two (2) copies of the required photographs of 1107 Avenue Road for inclusion in the easement agreement.

Background:

At its meeting of August 26, 1998, the Board of Heritage Toronto had before it the attached report recommending the designation of the property at 1107 Avenue Road (Eglinton Hunt Club) under Part IV of the Ontario Heritage Act. As conditions of the redevelopment of the property, the applicant has agreed to enter into a Heritage Easement Agreement and the designation of the property.

Comments:

Short Statement of Reasons for Designation

Eglinton Hunt Club

1107 Avenue Road

The property at 1107 Avenue Road is recommended for designation for architectural and historical reasons. The Eglinton Hunt Club opened in 1919 as an equestrian club patronized by Toronto society. The social activities of the club were centered in the clubhouse, completed in 1929 according to the designs of Toronto architects Vaux Chadwick and Bryan Chadwick. The property is historically important as the location during World War II of Dr. Wilbur Franks' research in aviation medicine under the direction of Sir Frederick Banting.

Architecturally, the clubhouse is an excellent example of the English Period Revival style. Constructed of brick with brick and stone detailing, a 2½-storey entrance block is flanked by wings rising 1½ and 2½ stories. The main (south) entrance is protected by a portico. The segmental-headed and flat-headed window openings, bow windows and French doors are important elements. The building is covered by a combination of gable, hip and gambrel roofs with firebreak end walls, dormers and tall chimneys. The entrance hall, two-storey staircase and main lounge are important interior elements.

Located at the southeast corner of Avenue Road and Roselawn Avenue, the clubhouse is the surviving component of the Eglinton Hunt Club and a local landmark in the North Toronto neighbourhood.

Conclusion:

Heritage Toronto recommends that City Council designate the property at 1107 Avenue Road (Eglinton Hunt Club) under Part IV of the Ontario Heritage Act and that permission be granted to enter into a Heritage Easement Agreement with the owners of 1107 Avenue Road.

Contact Name:

Ms. Kathryn Anderson

Preservation Officer, Historical Preservation Division, Toronto Historical Board

Tel: 392-6827, ext. 239

Fax: 392-6834

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(Report dated August 17, 1998, from the Acting Managing Director,

Toronto Historical Board, addressed to the Chair and Members,

Toronto Historical Board)

Recommendations

1.That City Council state its intention to designate 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 appropriate officials be authorized to take whatever action is necessary to give effect hereto.

Comments

1.Background:

The property at 1107 Avenue Road was included on the City of Toronto Inventory of Heritage Properties on April 23, 1981. The impetus to designate at this time stems from a redevelopment proposal for the property, also on this agenda.

A Short Statement of Reasons for Designation, intended for publication, follows. A Heritage Property Report (Long Statement of Reasons for Designation), including visuals, is attached. Both documents constitute the Reasons for Designation.

2.Short Statement of Reasons for Designation:

The property at 1107 Avenue Road is recommended for designation for architectural and historical reasons. The Eglinton Hunt Club opened in 1919 as an equestrian club patronized by Toronto society. The social activities of the club were centered in the clubhouse, completed in 1929 according to the designs of Toronto architects Vaux Chadwick and Bryan Chadwick. The property is historically important as the location during World War II of Dr. Wilbur Franks' research in aviation medicine under the direction of Sir Frederick Banting.

Architecturally, the clubhouse is an excellent example of the English Period Revival style. Constructed of brick with brick and stone detailing, a 2½-storey entrance block is flanked by wings rising 1½ and 2½ stories. The main (south) entrance is protected by a portico. The segmental-headed and flat-headed window openings, bow windows and French doors are important elements. The building is covered by a combination of gable, hip and gambrel roofs with firebreak end walls, dormers and tall chimneys. The entrance hall, two-storey staircase and main lounge are important interior elements.

Located at the southeast corner of Avenue Road and Roselawn Avenue, the clubhouse is the surviving component of the Eglinton Hunt Club and a local landmark in the North Toronto neighbourhood.

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Heritage Property Report

Eglinton Hunt Club

1107 Avenue Road

August 1998

Table Of Contents

Basic Building Data

Historical Background

1.Eglinton Hunt Club

2.World Ward II and Aftermath

Architectural Description

Context

Summary

Sources Consulted

Attachments:

IShort Statement of Reasons for Designation

IILocation Map

IIIPhotographs

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Heritage Toronto

Heritage Property Report

Basic Building Data:

Address:1107 Avenue Road (southeast corner of Avenue Road and Roselawn Avenue)

Ward:22 (North Toronto)

Current Name:not applicable

Historical Name:Eglinton Hunt Club

Construction Date:1928-1929, Clubhouse

Architect:Vaux Chadwick and Bryan Chadwick

Contractor/Builder:not found

Additions/Alterations:1928-1929, riding school wing added;

1940s and 1950s, military buildings added;

1986, stables (1919) demolished

Original Owner:George Beardmore

Original Use:Recreational

Current Use*:Not applicable

Heritage Category:Notable Heritage Property (Category B)

Recording Date:August 1998

Recorder:HPD:KA

* this does not refer to permitted use(s) as defined in the Zoning By-law

Historical Background:

1.Eglinton Hunt Club:

The Toronto Hunt was founded in 1843, holding its first official meet at the Golden Lion Hotel at Yonge Street and Sheppard Avenue. The second oldest hunt club in Canada, it established its first permanent location in 1895 with facilities off Kingston Road in Scarborough. George Beardmore, the Toronto businessman who served as Master of the Hunt from 1893 until 1931, acquired the Gartmore House (Oriole Parkway at Burnaby Boulevard) in North Toronto as a temporary clubhouse. In 1919, Beardmore purchased property on Avenue Road, north of Eglinton Avenue, as the club's new headquarters. The Toronto Hunt was officially renamed the Eglinton Hunt Club in 1922; 11 years later, it became known as the Toronto and North York Hunt.

In 1919, stables accommodating 150 horses were erected on the Avenue Road site according to the designs of James Mitchell of the architectural firm of Mitchell and White. Demolished in 1986, its cupola and weathervane survive on the site.

In 1928, the club engaged Toronto architects Vaux and Bryan Chadwick to design a clubhouse and riding school. The older of the two brothers, William Craven Vaux Chadwick (1868-1941) trained as an architect in the office of R. C. Windeyer (c.1830-1900). During Chadwick's tenure in his firm, Windeyer prepared the plans for St. Alban's Cathedral at 110 Howland Avenue, a project later completed by his student. At the turn of the 20^th century, Chadwick formed a partnership with Samuel G. Beckett, which lasted until 1917 when the latter died in World War I. Chadwick and Beckett are primarily recognized for their residential designs, including "Seven Oaks", Prime Minister Arthur Meighen's house at 57 Castle Frank Crescent (built 1910). During this period, the partners were the official architects for the development of the Lawrence Park neighbourhood. Bryan Chadwick joined the practice in 1910, managing the firm while his brother served in the military. Prior to receiving the commission for the Eglinton Hunt Club, Vaux and Bryan Chadwick completed alterations to the Osgoode Hall Law School and prepared designs for the Norman Seagram House at 2 Hawthorn Gardens. All of the above noted properties are recognized on the City of Toronto Inventory of Heritage Properties.

In their designs for the clubhouse at the Eglinton Hunt Club, the Chadwick brothers conceived a two-part complex. In one wing, bowling alleys were located in the basement beneath the main-floor dining room and kitchen and the second-floor dance hall and apartment. The other wing housed a basement swimming pool with locker rooms on the first floor and a gymnasium above. An indoor riding school wing was attached to the rear (north) end of the structure (the riding school wing is not included in the Reasons for Designation). The complex was completed with the inclusion of an outdoor riding ring.

With the northward expansion of the City of Toronto, streets containing residential buildings quickly surrounded the Eglinton Hunt Club. By the late 1930s, the club was facing bankruptcy and available for sale. After the Government of Canada purchased the property in 1939, the club used the proceeds of the sale to move to a temporary location at Hoggs' Hollow and later to the Eaton family's North York farm. In 1963, the organization amalgamated with the Caledon Riding and Hunt Club to form the Eglinton and Caledon Hunt Club with facilities in the Caledon Hills.

2.World War II and Aftermath:

In 1938, Sir Frederick Banting, the co-discoverer of insulin as a treatment for diabetes, headed the Banting and Best Department of Medical Research at the University of Toronto. Banting developed an interest in aviation medicine that resulted in his participation with the Royal Canadian Air Force (RCAF) in research concerning the physiological problems encountered by pilots operating high-altitude combat aircraft. The "unofficial" status of the research required a secret location. With the acquisition of the Hunt Club property, Banting headed the Number 1 Clinical Investigation Unit (CIU) of the RCAF. An aircrew intake evaluation unit was established on the site to disguise its true purpose.

Working on the Hunt Club property, Banting and his researchers investigated the problem of pilots temporarily losing consciousness during high speed and high altitude maneuvers from the effects of "G" forces - up to seven times the normal pull of gravity. Banting recruited Dr. Wilbur Franks, a cancer researcher, to his team. The first man-made centrifuge unit in North America was secretly constructed on the Hunt Club property where Dr. Franks developed and produced the first "G"-suit, a water-filled rubber flying suit. Ironically, Banting was killed in an airplane crash while en route to England to conduct operational tests on the Franks flying suit. Following the successful deployment of the flying suit during combat in 1942, it was used by the Royal Navy's Fleet Air Arm. It is considered a forerunner to later "G"-suits that used compressed air rather than water as the enveloping material.

Other research activities on the Hunt Club property included an "acceleration laboratory": the decompression chamber designed to test human capabilities under extremes of cold and high altitude led to the development of oxygen and survival equipment for the RCAF. The CIU was renamed the RCAF Institute of Aviation Medicine (IAM) in 1945. Following the war, additional buildings were erected to provide administrative, training and living facilities for the IAM and RCAF Auxiliary Squadrons. In 1959, the site became the RCAF Staff School, with the clubhouse used as an officers' mess. Following the unification of the armed forces in 1966, it was known as the Canadian Forces Staff School (CFSS). By the 1980s, the property also housed the Air Cadets League of Canada, the Armed Forces Benevolent Fund, the Canada Defence Construction (1951) Limited, and a militia unit. During this period, the centrifuge unit was removed. The property remained a military site until its closure in June, 1994.

Architectural Description:

The Clubhouse at the Eglinton Hunt Club is the integral component of a campus of buildings that developed on the property following World War I. The building is designed in the English Period Revival style, with medieval and Classical features inspired by country-house architecture. The Clubhouse features elaborate massing with a 2½-storey entrance block flanked by long 1½-storey wings. The building is covered by a combination of steeply-pitched gable, hip and gambrel (double-sloped) roofs with dormers that are described below. The red brick walls have brick and stone detailing. Most of the window openings and dormers contain casement-style windows, many arranged in pairs with transoms. The openings are decorated with brick voussoirs and stone sills.

On the principal (south) facade, the central entrance block rises 2½ stories beneath a steeply-pitched hip roof with a segmental-headed dormer. In the lower floor, the main entrance is placed in an inset porch. A moulded wood doorcase with a segmental head contains a panelled wood door with glass inserts and a multi-paned glass transom. On either side, single flat-headed window openings have inset windows. A flat-roofed portico supported by fluted stone columns and brick piers with stone bases and capitals protects the entrance. Overhead, a pair of French doors is set between single flat-headed window openings.

The east wing is organized into four bays of varied proportions beneath a gable roof with three segmental-headed dormers. In the centre of the east wing, the wall rises 1½-storeys beneath a cross-gable roof with a large chimney. The chimney is decorated by piers with stone coping and a stone plaque with a carved fox's head. In the lower storey, the chimney is flanked by bow windows with tent roofs, while two flat-headed window openings are placed at the second-floor level. At the left end of the east wing, a single-flat-headed window opening is located in the first floor.

The west wing off Avenue Road is organized in three parts. The centre section rises 2½ stories beneath a hip roof with segmental-headed dormers. At its base is placed a bow window identical to those on the east wing, while the second floor contains two flat-headed window openings. On the right, next to the entrance block, a gambrel (or double-sloped) roof rises 2½-stories. Its upper slope contains a pair of segmental-headed dormers with round multi-paned windows. Below, the second floor is marked by two similarly-shaped wall dormers containing a pair of windows. The first floor has a large segmental-headed window. At the left end of the west wing, the steeply-pitched gable roof has three hip-roofed dormers in the half-storey. Below, the first floor has three segmental-headed window openings that are smaller versions of the one found elsewhere on this wing.

The west end of the building facing Avenue Road has a gabled firebreak wall with a variety of window openings copied from the principal façade. An entrance is placed in the second storey, while the half-storey has an oval window opening. The east wall has a gabled firebreak wall. The rear (north) wall and roof contain window openings similar to those found on the south wall.

On the interior, the entrance hall, two-storey staircase, and main lounge are important heritage elements. Inside the principal entry, the ceiling of the wide entrance hall is shaped like a Tudor arch. In the centre of the hall, a single flight of stairs extends to a second-floor landing where it divides in two and continues to the upper floor. The stairs have wood banisters, iron spindles and, in the second storey, extended wood supports. At the landing, a moulded wood doorcase with Classical detailing contains four entrances. The centre doors are superseded by a monumental fanlight with a multi-paned iron transom. On the upper floor, the doorways are identified as significant heritage features. East of the entrance hall in the first storey, the main lounge fills the east wing. Important details are the beamed ceiling, wood-panelled walls, and a rubblestone fireplace with a stone mantel and carved hounds' heads.

Context:

The Eglinton Hunt Club is located on the southeast corner of Avenue Road and Roselawn Avenue, four streets north of Eglinton Avenue West. The site is bounded by Elwood Boulevard on the south and Oriole Parkway on the east. All of the surrounding streets contain residential buildings. On Eglinton Avenue west of Avenue Road, the Eglinton Theatre at 400 Eglinton Avenue West is included on the City of Toronto Inventory of Heritage Properties.

Summary:

The Eglinton Hunt Club housed the social facilities of an equestrian club for Toronto society during the post-World War I era. The site gained historical significance during the Second World War when essential experiments in aviation medicine were conducted by Dr. Wilbur Franks under the direction of medical researcher Sir Frederick Banting. An excellent example of English Period Revival architecture, the clubhouse is a local landmark in the North Toronto neighbourhood.

Sources Consulted:

Allan, Peter. "The Story of Canada's unsung tactical weapon: The Franks Flying Suit". Canadian Aviation Historical Society (Winter 1983).

Arthur, Eric. Toronto. No Mean City. 3^rd ed. Revised by Stephen A. Otto. Toronto: University of Toronto, 1986.

Ashley, Lt. General L. A., "The Closing of the Accelerator Hut, 1107 Avenue Road, 27 March 1987". Typescript, 1987.

"Case of architectural drawings". The Canadian Architect and Builder (February 1907) 1.

"Eglinton Hunt club started shortly after First World War". The Mirror (23 March 1977).

Federal Heritage Buildings Review Office Building Evaluation Report, 1107 Avenue Road. September 1986.

Hay, Group Captain H. B. "I. A. M. (Institute of Aviation Medicine)". Roundel (January-February 1964), 4-6.

Higginson, A. Henry, and Julian Ingersoll Chamberlain. Hunting in the United States and Canada. Doubleday, Doran, 1928.

"If you fly, put him high on your hero list (Wilbur Franks)". Toronto Star (18 September 1984).

McHugh, Patricia. Toronto Architecture. A City Guide. 2^nd ed. Toronto: McClelland and Stewart, 1989.

Moon, Lynda, Barbara Myrvold and Elizabeth Ridler. Historical Walking Tour of Lawrence Park. Toronto: Toronto Public Library Board, 1995.

"Obituary: Dr. Wilbur Franks". Toronto Star (6 January 1986) A16.

Otto, Stephen A. "Richard C. Windeyer". Typescript, 1979.

Ritchie, Don. North Toronto. Erin, Ont.: The Boston Mills Press, 1992.

Saunders, Ivan J., "Canadian Forces Staff School Buildings, 1107 Avenue Road,

Toronto, Ontario". Federal Heritage Buildings Review Office, 1985.

"A Short History of CFSS (Canadian Forces Staff School)". Undated typescript.

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Attachment I

Short Statement of Reasons for Designation

Eglinton Hunt Club

1107 Avenue Road

The property at 1107 Avenue Road is recommended for designation for architectural and historical reasons. The Eglinton Hunt Club opened in 1919 as an equestrian club patronized by Toronto society. The social activities of the club were centered in the clubhouse, completed in 1929 according to the designs of Toronto architects Vaux Chadwick and Bryan Chadwick. The property is historically important as the location during World War II of Dr. Wilbur Franks' research in aviation medicine under the direction of Sir Frederick Banting.

Architecturally, the clubhouse is an excellent example of the English Period Revival style. Constructed of brick with brick and stone detailing, a 2½-storey entrance block is flanked by wings rising 1½ and 2½ stories. The main (south) entrance is protected by a portico. The segmental-headed and flat-headed window openings, bow windows and French doors are important elements. The building is covered by a combination of gable, hip and gambrel roofs with firebreak end walls, dormers and tall chimneys. The entrance hall, two-storey staircase and main lounge are important interior elements.

Located at the southeast corner of Avenue Road and Roselawn Avenue, the clubhouse is the surviving component of the Eglinton Hunt Club and a local landmark in the North Toronto neighbourhood.

Insert Table/Map No. 1

Photographs - 1107 Avenue Road

Insert Table/Map No. 2

Photographs - 1107 Avenue Road

Insert Table/Map No. 3

Photographs - 1107 Avenue Road

Insert Table/Map No. 4

Photographs - 1107 Avenue Road

The Toronto Community Council also submits a communication (September 15, 1998) from the Commissioner of City Works and Emergency Services, addressed to the Commissioner of Urban Planning and Development Services:

Subject: Review of Traffic Impact Analysis for Proposed Catholic Secondary School at Premises No. 1107 Avenue Road - File: RD-08-95

Reference is made to a Traffic Impact Study received from BA Consulting Group Limited under date of March 23, 1998, as well as further technical information received under dates of June 3, June 4, July 17, July 24 and August 11, 1998, all of which have been prepared in support of the development proposal at the above-noted premises. As you are aware, the original traffic study was reviewed by Departmental staff and commented on in a letter to the consultant dated May 15, 1998 (copied to you). The issues raised in the May 15, 1998 letter have undergone additional detailed review by the consultant and, following from a public meeting on June 10, 1998, interested members of the community met in sub-committee meetings to further discuss a number of traffic concerns raised at the meeting. The following summarizes the traffic assessment and public consultation process as it relates to site traffic matters.

Traffic Generation, Distribution

According to the consultant, student enrolment will be phased in over a period of 4 to 5 years, and consequently, the levels of traffic activity associated with the site will occur incrementally as well. Full enrolment at the site will generate 365 and 175 total vehicle trips in the morning and afternoon peak hours of activity, respectively. These figures include non-staff (i.e. drop-off/pick-up) traffic, staff traffic and traffic generated by the proposed residential uses on site. Generally, the morning peak hour for the site will coincide with the peak hour of other on-street traffic flow whereas the afternoon peak hour will occur somewhat earlier than the street peak hour, coinciding with the end of school day (i.e. 3:00-4:00 p.m.).

Based on information provided in the consultant's report, the distribution of non-staff traffic (i.e. pick-up/drop-off) during the site morning and afternoon peak hours is divided approximately into the following directional proportions:

to/from the north - 41 to 43%

to/from the east - 10 to 12%

to/from the west - 6 to 8%

to/from the south - 39 to 41%

Using this information, it is estimated from a sensitivity analysis that 10 to 60 vehicles may travel to and from the site and any given points northwest, northeast, southwest or southeast using Roselawn Avenue and/or other local streets . The potential frequency of site traffic using some of these streets could therefore range between one additional vehicle every one to six minutes during these peak hours, although it is likely the majority of site traffic will use Avenue Road to access the site as reported in the consultant's report.

Traffic Assessment

a.Access Options

Traffic generated by the site was distributed to the road network according to the trip distribution patterns developed for the site, having regard for turn restrictions and other controls which will influence trip routing. In terms of accessing the site, the consultant examined four access options in detail, namely:

Option 1 -Unsignalized access to Avenue Road for school traffic with the outbound left turn prohibited and, unsignalized access to Roselawn Avenue for school and residential traffic with the inbound left turn and outbound right turn prohibited;

Option 2 - Unsignalized access to Avenue Road for school traffic with the outbound and inbound left turn prohibited, with access to Roselawn Avenue similar to Option 1;

Option 3 -Unsignalized access to Avenue Road for school traffic, and unsignalized access to Roselawn Avenue for residential traffic; and

Option 4 -Signalized access to Avenue Road for school traffic, and access to Roselawn Avenue similar to Option 3.

The consultant initially recommended implementation of the access configuration identified in Option 1 above (i.e. unsignalized access to Avenue Road, and to Roselawn Avenue, with turn prohibitions). Options 2 and 3 were not pursued by the consultant based on insufficient capacity and/or circuitous routing that would result from these configurations. However, at the City's request, the consultant undertook a further detailed analysis of Option 4 to determine the implications and feasibility of a signalized site access on Avenue Road, approximately 75 metres south of the existing traffic signal at the Roselawn Avenue/Avenue Road intersection.

The consultant's detailed review of traffic flow and delay for Option 4, summarized in a supplementary report dated June 3, 1998, established that "the limited distance between the signals may result in motorists being unable to stop at the signal stop-bar of the second signal having passed through the first signal at the end of green or during the amber signal" and "this coincides with the period of heaviest pedestrian concentration on a signal crosswalk since waiting pedestrians will begin to make their crossing at this time as the 'walk' signal shows". Given the inherently unsafe conditions which the analysis indicated would occur for pedestrians, coupled with other operational concerns related to vehicle queuing and turning traffic occurring between the two closely spaced signals, this option was not considered further and Option 1 was presented as the preferred option at the Public Meeting held on June 10, 1998.

b.Public Consultation

As you are aware, following from comments received at the public meeting in June, it was decided to meet further with interested community representatives and establish four "sub-committees" of which three would be responsible for taking a closer look at traffic issues and discussing the potential solutions for the site. The three traffic sub-committees which were formed reviewed the following issues:

-the pedestrian environment on Avenue Road extending north and south of this site, with emphasis on safety for school children;

-the feasibility of securing some form of signal control at the Avenue Road site access; and

-the impact of school traffic and parking activity on the local neighbourhood streets (It was decided to co-ordinate the work of this group with the existing A.R.E.C.A. Traffic sub-committee which is in the process of developing a traffic plan to address current concerns in the neighbourhood).

A brief summary of the findings of each of these sub-committees follows.

Sub-committee to Review the Pedestrian Environment on Avenue Road

This sub-committee met on-site to review existing conditions and determine what additional measures could be considered to improve pedestrian safety and amenity. Throughout almost all of the area walked on Avenue Road (Eglinton Avenue West to St. Clements Avenue as determined by the group), sidewalks were considered either too narrow or obstructed by hydro/telephone poles and fire hydrants. This was especially critical on the section of Avenue Road between Roselawn Avenue and Castlefield Road given the heavy use by students accessing Allenby school and potential activity associated with the new school at Premises No. 1107 Avenue Road. In some cases there may be possibilities to widen sidewalks or relocate impediments such as hydro support wires. In addition, curbs were considered to be low and possibly ineffective in preventing cars from mounting sidewalks in the winter time in some locations.

The sub-committee concurred that the sidewalk width along the Avenue frontage of the site should be expanded as part of the project, in part to provide sufficient waiting areas for pedestrians at the bus stops. This will be a requirement for the project. In addition to widening this sidewalk, a 600 mm wide coloured concrete brick edge will be required at back of curb for the length of the project to act as a visual safety guide. In order to visually deter mid-block pedestrian crossing in-ground tree planting will be required at the curb location in front of the school, sufficient in number and density to obscure sight lines between the southbound bus stop and the southwest entrance area.

It is proposed that bus stops be relocated in connection with this development. Toronto Transit Commission staff have indicated that the existing stop for northbound service at Avenue Road and Elwood Avenue will be moved north of Elwood Avenue to bring students closer to the school and permit more room for a passenger loading area. For southbound service, the stop immediately north of Kelway Boulevard will be moved further north, closer to the intersection with Roselawn Avenue/Avenue Road, to encourage students to cross at the stop light rather than mid block. The applicant is required to consult with staff of the Toronto Transit Commission to ensure that sufficient area is available at the proposed stop locations to accommodate demand. Staff will continue to work with the community on issues raised which are outside of the realm of the subject development application.

Sub-committee to Review Feasibility of Alternative Access Configurations including Signal Control at an Avenue Road access

A prime concern of some residents with the access configuration detailed in Option 1, above, is the provision of direct site access to Roselawn Avenue. However, if no access to Roselawn Avenue were permitted, all site traffic originating from the north and travelling southbound to the site via Avenue Road would be required to access the grounds via the Avenue Road driveway. Analysis indicates if this is the case, southbound left turn demand could result in periods when vehicle queues extend back into the southbound through lanes on Avenue Road creating safety and capacity concerns. In addition, there is insufficient capacity at the Avenue Road access for vehicles to turn left out of the site to travel southbound during the peak hours of traffic activity and this movement would have to be prohibited at all times for safety reasons. In this case, vehicles destined to the south would have no choice but to exit to Avenue Road northbound and turn onto Roselawn Avenue in order to circulate south via neighbourhood streets. Provision of limited access to Roselawn Avenue would therefore assist some southbound traffic entering the site, as well as provide an outlet to Avenue Road southbound (via the signal at Roselawn Avenue/Avenue Road) for some exiting traffic.

Since the analysis indicated the only acceptable alternative to providing some school access to Roselawn Avenue would have to be in the form of traffic signal control on Avenue Road for the site, staff agreed at the request of interested community members and the Local Councillors, to review further and report to this sub-committee on the implications related to three signal options for the site, namely:

-operate the site access on Avenue Road and the Roselawn Avenue/Avenue Road intersection as one contiguous signalized intersection;

-shift the existing signal from the Roselawn Avenue/Avenue Road intersection to the new school access on Avenue Road, and;

-introduce a signal at the Avenue Road site access and institute a "school speed zone" with lowered posted speed limit on Avenue Road.

Following further technical review by staff, it was reported back to the sub-committee that none of these options, with the possible exception of shifting the existing signal from the Roselawn Avenue/Avenue Road intersection to the new school access on Avenue Road, would meet appropriate engineering criteria and also provide sufficient safety for motorists and pedestrians, including school children using Avenue Road. It was reported that the option to relocate the existing signal from the Roselawn Avenue/Avenue Road intersection to the school access could be investigated further if agreeable to the community, however, this option has widespread implications beyond the boundaries of the immediate area which will have to be reviewed carefully within the context of the ongoing neighbourhood plan. Nevertheless, the technical recommendation at this point in time continues to be an unsignalized access to Avenue Road for school traffic with the outbound left turn prohibited and unsignalized access to Roselawn Avenue for school and residential traffic with the inbound left turn and outbound right turn prohibited. With respect to the required driveway turn prohibitions, a report to Community Council and City Council for approval to enact the necessary by-laws will be submitted by this Department at the appropriate time. The work can then be co-ordinated with the development of the site, with any related costs being at the expense of the applicant.

Recognizing that an alternative access arrangement may be available for the site if the Roselawn Avenue/Avenue Road intersection signal were relocated, a commitment has been requested from the School Board, as described below, not to oppose measures which may alter the currently proposed site access arrangements, provided reasonable vehicular access to the site is maintained.

The proposed Option 1 access arrangement permits some distribution of site traffic, which can be accommodated generally within the capacity of the surrounding road system and would utilize to the greatest extent possible a direct access to Avenue Road with a lesser emphasize on the Roselawn Avenue connection. As part of this scheme the applicant is required to provide a southbound left turn lane at the Avenue Road access by pavement marking modification which maintains a minimum of 25.0 metres of storage for the existing northbound left turn lane at the Avenue Road and Roselawn Avenue intersection. Furthermore, 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 is to be eliminated from the access proposal, as is the widening shown on the same plan to create a westbound left turn lane at the Roselawn Avenue/Avenue Road intersection. A drawing must be submitted detailing the revised functional elements noted above.

Sub-committee to Review Site impact on the Local Street System

As noted, meetings with this sub-committee were intended to address the impact of school traffic and parking activity on the local neighbourhood streets. Discussions at the meetings focussed on those elements which could be secured as the developer's commitment to address these concerns, recognizing that other measures could form part of the overall proposal for a neighbourhood traffic plan being developed by the A.R.E.C.A. Traffic Sub-committee.

A number of additional site-related transportation measures were developed and subsequently endorsed by this sub-committee to ensure the school has a process in place to monitor traffic and parking conditions on-site and in the immediate environs, and to meet with the community and City staff to discuss any issues that may arise. As a result, there is a requirement for the school to develop and maintain a Transportation Demand Management (TDM) Plan, with the objective of organizing site traffic activity and ensuring that impacts to the surrounding community are minimized on an ongoing basis. Some of the elements which the sub-committee has endorsed for inclusion in the TDM Plan include:

-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;

-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.

In addition, because site construction will initially disrupt school operations, the sub-committee endorsed the requirement for a Construction Management Plan which also provides a process for consultation with the community and City staff. The Construction Management Plan shall include:

-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;

-a description of 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.

Some members of the sub-committees expressed concern that the school development will proceed in advance of any recommendations arising from the ongoing work of the A.R.E.C.A. Traffic Sub-committee. Given that some changes to neighbourhood traffic operations will very likely occur as a result of the committee's work, and these changes may address in part activity generated by the school site, a one-time contribution in the amount of $75,000 will be secured from the developer to assist with implementation of the neighbourhood plan when approved and/or any other measures that may be identified through the ongoing monitoring and community liaison process established for this site. Measures which have been discussed by the sub-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); and

-traffic management measures for the nearby neighbourhood.

Staff have also committed to investigate and report further to this sub-committee on other measures which might be applied in the community to address existing traffic conditions within the area which could also have a bearing on traffic routing to and from this site. Some of the measures which will be reviewed include:

-feasibility of implementing speed humps on sections of Roselawn Avenue;

-feasibility of rescinding the existing eastbound left turn prohibition at Avenue Road/Eglinton Avenue West;

-feasibility of introducing eastbound left turn restrictions at the intersection of local streets with Eglinton Avenue West, west of Avenue Road;

-impact of removing the existing traffic signal at Roselawn Avenue/Avenue Road.

As part of this ongoing work to establish a neighbourhood traffic plan, a commitment has been requested from the School Board that they not oppose measures developed as part of the neighbourhood plan which may impact on the currently proposed site access arrangements, provided reasonable vehicular access to the site is maintained. City staff will continue to work with members of the A.R.E.C.A. Traffic Sub-committee in their review of traffic management measures for the neighbourhood.

a.Capacity Analysis

Traffic conditions were analysed by the consultant for the existing condition, and future conditions with full enrolment. It is noted that for the purposes of the analysis the consultant has applied a factor of 1.5 to non-staff school trips so that the analysis provides a representative indication of the likely "peaking" of school activity within the busiest period of the peak hour. The following sets out the projected impact of the development, as a measure of demand volume compared to capacity (i.e. v/c ratios) for the signalized intersection of Roselawn Avenue/Avenue Road and the site access driveways.

IntersectionMorning Peak Hr V/C¹Afternoon Peak Hr V/C¹

Existing Future TotalExisting Future Total

Roselawn/Avenue Road 0.871.10² 0.550.64²

- w/ westbound left turn laneN/A0.89 N/A0.56

Avenue Road access³N/A0.42 N/A0.30

Roselawn Avenue access³N/A0.35 N/A0.14

Notes: (1)A volume-to-capacity or v/c ratio of 1.0 represents "at-capacity" conditions characterized by significant queuing and delay.

(2)The consultant recommends provision of a westbound left turn lane which would improve future conditions reported , however, as a result of comments received through the public consultation process this measure is not being pursued at this time.

(3)V/C ratios for unsignalized intersections are based on most critical (left turn) movement.

The analysis indicates site traffic will result in at-capacity conditions at the Roselawn Avenue/Avenue Road intersection in the morning peak hour, largely due to the additional traffic loading projected on the east leg of the intersection. As noted above, one means of mitigating additional incremental delay on Roselawn Avenue and reducing queues on this approach which was identified by the consultant is to provide a westbound left turn lane at the intersection, however, this measure is not being pursued at this time as a result of comments received through the public consultation process which identified a concern that such an improvement could draw more itinerant traffic to Roselawn Avenue.

Given that the capacity analysis indicates the intersection operations, and in particular the westbound movement, may experience at-capacity conditions during periods of the morning peak hour, the need for further improvements can be determined as part of the monitoring process and ongoing work for the neighbourhood traffic management plan. As noted above, funding will be secured from the developer to address issues that may arise during the ongoing monitoring and community liaison process established for this site. Traffic operations at all other times of the day are expected to be within acceptable limits at this intersection. Operation of the site access driveways are also acceptable in terms of operating capacity.

a.On-site Traffic Circulation and Parking Arrangement

The consultant reports that a designated drop-off/pick-up area will be provided on-site, with a circulation system arranged to provide primary ingress and egress via the Avenue Road driveway. Site access and egress for staff vehicles are also proposed to occur primarily from Avenue Road. As noted, both site driveways will have turn prohibitions comprising a westbound left turn prohibition at the Avenue Road driveway and westbound left turn and northbound right turn prohibitions at the Roselawn driveway. The drop-off/pick-up facility must accommodate at least 15 vehicles.

Large vehicles including buses and service vehicles associated with the school will have sufficient manoeuvring space to enter and exit the site from Avenue Road and will be expected to do so as part of the overall circulation scheme. It is anticipated that some or all of the servicing for the residential development may occur from Roselawn Avenue.

Information provide by the consultant indicates a total of 75 parking spaces are required on the site to accommodate teacher, administrative and visitor parking demand, which are in addition to the 15 curb-side spaces allotted to serving drop-off/pick-up activity. Furthermore, as part of the requirement to provide a TDM Plan the school must report on how student parking demand will be addressed given that no spaces are being provided on-site for this purpose. In addition, in order to address special events where additional parking demand could be generated (e.g. evening ceremonies), the school will report as part of the TDM Plan on the total number of "temporary" spaces that can be accommodated on-site, and measures to manage and make such spaces available and to inform parents of other off-street parking available in the immediate area. These measures will be undertaken in combination with any other measures identified by the community (e.g. regulating on-street parking), to address issues associated with parking demand generated by the site. Further comments respecting Zoning By-law requirements for parking and servicing are contained in the September 1, 1998 Departmental report for this project.

Recommendations

As a result of the aforementioned assessment of technical information and public consultation process, the following briefly summarizes the measures which will be the responsibility of the applicant (and which are more fully set out in the Departmental report of September 1, 1998), to address traffic and parking issues related to this site:

-Provide and maintain a minimum of 75 parking spaces on the site for the exclusive use of the school;

-Provide and maintain a designated on-site drop-off/pick-up area with storage for no less than 15 vehicles;

-Provide and maintain site access via an unsignalized access to Avenue Road with the westbound left turn prohibited by signage and by-law and, an unsignalized access to Roselawn Avenue with the westbound left turn and northbound right turn prohibited in the same manner;

-Provide a southbound left turn lane at the Avenue Road access by pavement marking modification, having regard for the existing northbound left turn lane at the Avenue Road and Roselawn Avenue intersection;

-Submit a drawing detailing the proposed traffic lane arrangements described above;

-Provide a one-time cash contribution in the amount of $75,000 toward the supply and installation of traffic measures recommended in conjunction with the neighbourhood traffic and parking study which is underway;

-Consult with staff of the Toronto Transit Commission respecting relocation of bus stops on Avenue Road to serve the site;

-Submit to the City for approval, a Transportation Demand Management Plan for the site;

-Develop and undertake a programme of regular monitoring of traffic and parking associated with the school as the site progresses to full build-out, including meetings with City staff and neighbourhood representatives to review any issues arising; and

-Submit to the City for approval, a Construction Management Plan for the site.

Should you have any questions concerning the above, please contact Mr. T. Laspa of my staff.

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The Toronto Community Council reports, for the information of Council, having also had before it during consideration of the foregoing matter, the following communications, and a copy thereof is on file in the office of the City Clerk:

-(September 15, 1998) from Mr. Ervin G. Copestake

-(September 14, 1998) from Mr. Stephen Goodbaum forwarding a petition with 84 signatures in opposition.

The following persons appeared before the Toronto Community Council in connection with the foregoing matter:

-Mr. Patrick Smyth, Avenue Road Eglinton Community Association;

-Mr. Jim Matthews;

-Ms. Angie Heydon;

-Mr. Stephen Goodbaum;

-Mr. Peter Campion, Lytton Park Residents' Association;

-Mr. Richard Jessop, ARECA;

-Ms. Dorothy Smyth, Avenue Road Eglinton Community Association;

-Ms. Mary Margaret Ferguson,

-Mr. Christopher H. Harcourt Vernon

-Mr. Brian M. Dourley, Solicitor, Miller Thomson

-Mr. Michael Pautler, Principal, Marshall McLuhan Catholic Secondary School

-Mr. Richard Shibley, Shibley Righton; and

-Mr. Chris Middlebro', BA Consulting Group Ltd.