September 20, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Final Report: 700 and 730 Mount Pleasant Road, Application 198015 for Official Plan and Zoning By-law Amendments for the maintenance and conversion of an existing seniors building and the erection of a 9 storey addition, including a 56 space commercial parking garage, (Ward 23, North Toronto)

Purpose:

To provide final recommendations respecting applications for Official Plan and Zoning By-law amendments for the maintenance and conversion of an existing seniors building and the erection of a 9 storey addition, including a 56 space commercial parking garage, for 700 and 730 Mount Pleasant Road.

Source of Funds:

Not applicable.

Recommendations:

1. That the City Solicitor be requested to submit a draft by-law to give effect to an amendment to the Official Plan respecting the Toronto Community (the former City of Toronto), for lands known in the year 1999 as 700 and 730 Mount Pleasant Road, including lands formerly known as 226 Soudan Avenue, substantially as set out below:

"700 and 730 Mount Pleasant Road

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

Notwithstanding any of the provisions of this Plan, Council may pass by-laws applicable to the lands shown on Map __, to permit an increase in the density and height of development otherwise permitted, for the maintenance and conversion of an existing seniors building and the erection of an addition to that building containing retirement uses, nursing care facilities, and accessory and commercial parking, provided that:

(a)on the lands shown as Parcel A and formerly known as 226 Soudan Avenue, the use of the existing house form building for seniors residential purposes is permitted provided that the maximum residential gross floor area of the building does not exceed 400 m2; and

(b)on the lands shown as Parcel B, the maximum combined residential gross floor area and non-residential gross floor area of the building does not exceed 16,350 m2, of which:

(i)not more than 12,320 m2 of residential gross floor area shall be used for residential dwelling purposes;

(ii)not more than 1,650 m2 of non-residential gross floor area shall be used for retail purposes; and

(iii)not more than 2,400 m2 of non-residential gross floor area shall be used for commercial parking.

1. That the City Solicitor be requested to submit, in consultation with the Commissioner of Urban Planning and Development Services, a draft by-law to amend the former City's Zoning By-law (438-86 as amended) as it affects the lands known in the year 1999 as 700 and 730 Mount Pleasant Road, including lands formerly known as 226 Soudan Avenue, substantially as set out below, so as to:

(a)exempt the lands shown as Parcel A on the Key Map attached to this report from the following Sections of By-law 438-86 as amended:

4 (2)Height Limits: Buildings and Structures;

4 (4) (b)Parking;

4 (4) (c)Driveway width;

6 (1) (a)Use;

6 (3) Part IDensity;

6 (3) Part II 2 (iii)Setbacks;

6 (3) Part II 3Setbacks;

6 (3) Part II 5Depth;

6 (3) Part III 1 (a)Landscaped open space

(b)exempt the lands shown as Parcel B on the Key Map attached to this report from the following Sections of By-law 438-86 as amended:

4 (2)Height Limits: Buildings and Structures;

4 (3) (a)Visitor parking spaces

4 (13)Bicycle Parking spaces;

8 (3) Part I Density;

8 (3) Part II

1(a) (ii)Setbacks - Window separation;

8 (3) Part II 1

4 (c) (i) & (iii) Setbacks - Angular planes;

12 (2)

119 (ii) & (iii)Restrictive Exceptions - in Yonge-Eglinton - setback

12 (2) 119 (iv)Restrictive Exceptions - in Yonge-Eglinton - angular planes;

(c)permit, on the lands shown as Parcel A on the Key Map attached to this report and formerly known as 226 Soudan Avenue, the use of the existing house form building for seniors residential purposes, provided that:

(i)the height of the building is no greater than 10.3 metres;

(ii)no less than 4 parking spaces are provided and maintained on the lands;

(iii)the maximum residential gross floor area of the building does not exceed 400 m2;

(iv)the maximum number of dwelling rooms is no greater than 6 where a dwelling room means dwelling accommodation in a retirement home consisting of one or more habitable rooms and culinary or sanitary conveniences or both; and

(v)the landscaped open space is no less than 28% of the area of the lot;

(d)permit, on the lands shown as Parcel B on the Key Map attached to this report, a seniors residential building, containing retirement uses, nursing care facilities and below-grade parking, provided that:

(i)the maximum combined residential gross floor area and non-residential gross floor area of the building does not exceed 16,350 m2, of which:

(a)not more than 12,320 m2 shall be residential gross floor area;

(b)not more than 1,650 m2 of non-residential gross floor area shall be used for retail purposes; and

(c)not more than 2,400 m2 of non-residential gross floor area shall be used for a commercial parking garage;

(ii)the maximum number of dwelling rooms does not exceed 230, where a dwelling room means dwelling accommodation in a retirement home consisting of one or more habitable rooms and culinary or sanitary conveniences or both;

(iii)the height of such building does not exceed the heights and angular planes as shown on the plans and drawings submitted with this application, and illustrated in Drawing No. 6, Elevations, attached to this report, exclusive of a 0.4 metre parapet and the 5.1 metre mechanical penthouses. This provision is not intended to prevent the erection or use of other structural elements permitted by Section 4(2) Height Limits (a) (i) and (ii) of the Zoning By-law which may extend vertically beyond such building envelope or the erection of two dome 7.0 metre skylights on the 3^rd floor roofs as shown in on the plans and drawings submitted with this application and illustrated Drawing No. 6, Elevations;

(iv)not less than 132 parking spaces are provided and maintained to serve the building, provided:

(a)not less than 69 parking spaces, accessed from Soudan Avenue, are provided for the exclusive use of residents of the building;

(b)not more than 56 parking spaces are provided for a commercial parking garage, accessed from Mount Pleasant Road;

(c)not less than 7 parking spaces, accessed from Soudan Avenue, are provided for visitors to the Retirement Centre in the building;

(v)a minimum of 16 bicycle parking spaces is provided for occupants and a minimum of 12 bicycle parking spaces is provided for visitors.

1. That, prior to the introduction of a Bill into Council, the owner enter into an undertaking under Section 41 of the Planning Act; and
2. That, once the Bill comes into force and effect, Council rescind:

(i)By-law 670-87 and

(ii)agreements numbered CT734843 and CT734844, dated August 9, 1985 and CT900374 and CT900375 dated September 16, 1987

and Council amend Section 12(1), subsection 163 of By-law 438-86 as amended to delete reference to 700 and 730 Mount Pleasant Road.

Background:

1.Applicant

The application and revised plans were submitted by Weir and Foulds, Barristers and Solicitors, Exchange Tower, Suite 1600, 130 King Street West, Toronto, Ontario, M5X 1J5 on behalf of The Briton House.

2.Site

The development site totals 0.39 hectares and consists of three parcels; the westerly 495 m2 parcel, located on land formerly known as 226 Soudan Avenue, accommodates a house form building used for seniors residential and accessory amenity purposes by the Briton House; the southerly 1,952 m2 parcel, located north-west of the corner of Soudan Avenue and Mount Pleasant Road, accommodates the 12 storey Briton House Retirement Centre with an adjoining single storey structure currently used as a grocery store; the northerly 1,466 m2 parcel is currently used by the Toronto Parking Authority as a public surface parking lot.

3.Surrounding Area

This section of Mount Pleasant Road is characterized by 2 storey structures with small, street related retail at grade and commercial office space above. A one storey commercial structure is located immediately to the north of the Toronto Parking Authority lot followed by a one storey commercial retail plaza with parking in front.

To the west, on Soudan Avenue, there are two and three storey detached and attached houses. Abutting the north-westerly lot line of the site is a 15 storey apartment building located at 55 Brownlow Avenue.

4.Proposal

The applicant, in association with the Toronto Parking Authority, in revised plans filed July 6, 1999, which are summarized in the appended Application Data Sheet, proposes to replace the existing Toronto Parking Authority surface parking lot with a 9 storey residential building. The addition will contain residential uses for seniors, nursing care facilities and a three level parking garage. This addition is shown in the drawings submitted by the applicant, some of which are appended to this report.

Currently, the Briton House facility consists of a 12 storey seniors residential apartment building and an adjoining 1 storey structure, currently occupied by a grocery store with a roof top amenity/recreation space serving the residents of Briton House.

The Briton House Retirement Centre and the existing grocery store are to be retained, while the amenity space above the store is to be enclosed and improved to provide a link between the existing Briton House and the planned 9 storey addition.

The proposal will result in 65 new seniors dwelling units and 60 new nursing care beds, in addition to the existing 95 dwelling units/rooms and 10 hotel suites, which will be converted to dwelling rooms, in the 12 storey tower and 5 dwelling units in the house form building on Soudan Avenue. The proposal will also add 1,497 m2 of indoor recreation space and 546 m2 of outdoor landscaped space to the existing development.

The proposed addition will add 86 vehicle parking spaces in a 3 level garage, 2 levels of which are below grade, with 56 spaces being retained by the Toronto Parking Authority for public use. The development, including the addition, will have a total of 173 parking and 28 bicycle spaces.

No changes are proposed for the existing house form building at 226 Soudan Avenue.

The total gross floor area of this development, both existing and proposed, will be 16,741 m2, including the commercial parking lot and the residential uses in the house form building. This represents a total density of 4.3 times the lot area, including the lot area associated with 226 Soudan Avenue and 4.9 times excluding the Soudan Avenue lot. In the latter instance, the total residential density is 3.72 times the lot area and the non-residential density is 1.18 times the lot area.

5.Public Review

The community public meeting, held at Hodgson Senior Public School on November 17, 1998, was attended by approximately 25 people. There was general support for the proposed expansion of the Briton House Retirement Centre as well as the proposed replacement of existing surface parking within a below-grade parking garage. The proposed retail frontage along Mount Pleasant Road was also supported.

A few people expressed concern about the height of the new tower, although it was noted that the height may be supportable in light of existing high rise buildings already in the area. Several people expressed concern about the lack of a drop-off / pick-up lay-by. The owner of the apartment building at 55 Brownlow Avenue, north-west of the site, expressed concern about potential negative effects on tenants in his building.

6.Applicable Planning Controls

Applicable Official Plan policies:

The site, excluding the parcel at 226 Soudan Avenue, is designated a Low Density Mixed Commercial Residential Area (LDMCR) in the former City of Toronto Official Plan. Permitted uses in LDMCR Areas include mixed use development to a maximum density (gross floor area times the lot area) of 3.0 provided that residential uses do not exceed a maximum density of 2.5 and non-residential uses do not exceed 2.0. The parcel at 226 Soudan Avenue is designated High Density Residence Area which would permit primarily residence uses to a maximum density of 2.0.

Applicable Zoning:

The former City of Toronto's Zoning By-law (438-86, as amended) zones this site, excluding the parcel at 226 Soudan Avenue, MCR T3.0 C2.0 R2.5 with a 16 metre height limit. This zoning would permit a mix of commercial and residential uses to a maximum gross floor area of 3.0 times the lot area, provided that the density of non-residential uses does not exceed 2 and of residential uses does not exceed 2.5. The parcel at 226 Soudan Avenue is zoned R2 Z0.6 which would permit primarily residence uses to a maximum density of 0.6.

Comments:

7.Planning Considerations

7.1Official Plan:

The proposed development is generally consistent with the intent of the Official Plan for the former City of Toronto. The mix of uses contemplated in the development is consistent with the Plan. Although the density of the proposed development is higher than intended in the Plan, it is consistent with some adjacent developments and the adjacent High Density Residence Area designation.

7.2Zoning:

The proposed use of the development is consistent with the intent of the Zoning By-law for the former City of Toronto. The height and density of the proposed development are in excess of those permitted in the Zoning By-law.

7.3Site Plan:

In 1987, a site plan was approved for Parcel A, which applies to the existing house form building. Parcel B is subject to Site Plan Application No. 398084 which has been delegated to me for approval. I will be issuing this approval conditional upon the new zoning I am recommending in this report coming into force and subject to the owner entering into an Undertaking, to be executed prior to the Bills being introduced into Council, to secure the conditions of approval. These conditions will include development requirements, some of which are specified below.

7.4Height, Density and Massing:

The height of the proposed addition is 28.7 metres. The existing tower of the Retirement Centre, to the south of the proposed tower, is higher, at 36.3 metres. The 15 storey apartment building at 55 Brownlow Avenue, north-west of the site, is also higher than the proposed development.

The density of the proposed addition, at approximately 6.6 times the lot area, is higher than the existing development at 700 Mount Pleasant Road. However, this includes almost 1,500 m2 of interior amenity space for the full development, which is lacking in the existing Retirement Centre. Overall, the existing and proposed development, including the lot area and development on Parcel A, 226 Soudan Avenue, will result in a gross floor area of 4.3 times the lot area and 4.78 if the lot and development on Parcel A is excluded.

The massing of the existing and proposed development, moving from south to north, consists of a 12 storey tower, a two storey podium with a domed skylight, a nine storey tower and a 2 storey podium with a domed skylight. This massing is illustrated in the east elevation shown in Drawing No. 6 attached to this report. The Mount Pleasant elevation shows that the three storey character of the development predominates, with towers punctuating the middle and south end.

I am satisfied that the height, density and massing of the addition to this development is acceptable. The tower to be added is lower in height than several existing developments in the immediate area. The massing of the towers provides, from north to south, a diminishing height, acknowledging the lower existing building heights north of the site. Further, the continuous three storey podium, with associated ground related retail and other active uses along the Mount Pleasant frontage, echoes the character of existing development in the immediate neighbourhood.

Adverse impacts due to the height, massing and density of the development for the existing two and three storey houses on Soudan Avenue have been mitigated, in part, by the retention of the house form building at 226 Soudan Avenue. The applicant conducted shadow and view studies of the proposed development and met with concerned neighbours. I am satisfied that the limited shadow impact on the apartment building north-west of the site is acceptable. The applicant produced illustrations of views of the proposed development from the perspective of concerned neighbours and met with those neighbours. I am satisfied that these concerns about view impacts have been addressed by the applicant to the extent possible.

 7.5Streetscape

The site of the addition is currently a vacant lot used for surface parking with the result that, on the Mount Pleasant frontage, there is no animation. The proposed addition to the development provides animation in the form of a lobby for the Briton House Retirement Centre and a retail unit. These active uses occupy approximately 70% of the Mount Pleasant frontage. The access to the public parking garage occupies the balance of this frontage. Pedestrian/vehicle conflicts relative to the garage entrance will be mitigated by measures required by the Commissioner of Works and Emergency Services to be secured in the Site Plan Approval.

7.6Parking Garage

In my Preliminary Report, the parking garage and its access were listed as issues to be resolved. I understand that the Toronto Parking Authority has been involved with the design of the development and has not expressed any concern to me about the proposal. The Commissioner of Works and Emergency Services has reviewed the proposal and, with the mitigation measures to be secured in Site Plan Approval, the access to the Parking Garage is acceptable. Further, there is a distinct separation between the public parking garage, which occupies the first two levels of the parking garage in the proposed addition, and the resident parking, which occupies the third level of the garage.

Conclusions:

I recommend approval of the revised proposal which will provide additional living accommodation for seniors in the neighbourhood, while retaining a public parking garage to be operated by the Toronto Parking Authority. The Mount Pleasant streetscape will be improved with this development, while adverse impacts to the west of the development will be mitigated, in part, by the retention of the existing house form building at 226 Soudan Avenue.

 Contact Name:Wayne Morgan

Community Planning, South District

Telephone 392-1316

Fax 392-1330

E-mail wmorgan@toronto.ca

  Beate Bowron

Director, Community Planning, South District

[p:\1999\ug\uds\pln\to991996.pln]-st

APPLICATION DATA SHEET

Site Plan Approval:YApplication Number:198015 398084

Rezoning:YApplication Date:July 27, 1998

O. P. A.:YDate of Revision:July 6, 1999

Confirmed Municipal Address:700 and 730 Mount Pleasant Road.

Nearest Intersection:Northwest corner of Mount Pleasant Road and Soudan Avenue.

Project Description:To expand the existing retirement centre by constructing a 9-storey building at 730 Mount Pleasant Rd., containing retail, retirement homes and Toronto Parking Authority (TPA) garage.

Applicant:Agent:Architect:

Michael J. McQuaidWeir and FouldsCole, Sherman

1600 - 130 King St. W.1600 - 130 King St. W.75 Commerce Valley Dr.E., Thornhill

947-5020947-5020882-9190

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation: LDMCRASite Specific Provision:670-87

Zoning District: MCR T3.0 C2.0 R2.5 ; R2 Z0.6Historical Status:No

Height Limit (m): 16.0Site Plan Control:Yes

PROJECT INFORMATION

Site Area:3419.2 m²Height:Storeys:9 + 12

Frontage:80.2 m Metres: 28.70, 36.27

Depth:42.67 m

IndoorOutdoor

Ground Floor:Parking Spaces:223

Residential GFA:12312.0 m²Loading Docks:2

Non-Residential GFA:4030.6 m²(number, type)

Total GFA:14742.0 m²

DWELLING UNITSFLOOR AREA BREAKDOWN

Tenure:RentalLand UseAbove GradeBelow Grade

Total Units:230Residential10711.4 m²

Commercial1642.2 m²

TPA Garage1199.5 m²1188.9 m²

Indoor Amenity Space1524.2 m²

PROPOSED DENSITY

Residential Density: 3.60Non-Residential Density: 1.18Total Density: 4.78

COMMENTS1600.6 m2 of amenity space included in residential GFA and density calculation. 226 Soudan Ave. excluded in this application.

Status:Application revised.

Data valid:July 6, 1999Section:CP South DistrictPhone:392-7333

APPENDIX A

COMMENTS FROM CIVIC OFFICIALS

1. Urban Planning and Development Services, Buildings Division (August 9, 1999, revised August 23, 1999)

"Our comments concerning this proposal are as follows:

Description:Make alterations, construct addition and change of use to 700 Mount Pleasant Road, including 226 Soudan Ave (45 dwelling units, 65 dwelling rooms, grocery store & restaurant) and construct new 9 storey mixed use (65 dwelling units, 60 nursing care beds, retail store and commercial parking garage.

Zoning Designation:MCR T3.0 C2.0 R2.5Map:51K321

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

Plans prepared by:COLE, SHERMANPlans dated: JUNE 30, 1999

Residential GFA:12,710.0 m²

Non-Residential GFA: 4,031.0 m²

Zoning Review

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

2.The by-law permits a maximum height of 16.0 metres, the proposed building will have a height of 28.7 metres to the top of the roof and 33.78 metres to the top of the mechanical penthouse roof. (Section 4 (2) (a))

3.The by-law requires at least 39 bicycle parking spaces for the occupants of the building ; 16 bicycle parking spaces are proposed. (Section 4(13)(a) and (c))

4.The by-law requires that the combined non-residential gross floor area and residential gross floor area be not more than 3.0 times the area of the lot: 10,257.6 square metres. The proposed building has 16,741.0 square metres of combined non-residential gross floor area and residential gross floor area. (Section 8(3) PART I 1)

5.The by-law requires that the residential gross floor area be not more than 2.5 times the area of the lot: 8,548.0 square metres. The proposed residential gross floor area of the building is 12,711.0 square metres. (Section 8(3) PART I 3(a))

6.The by-law requires the window of a dwelling unit to be set back at least 5.5 metres from a lot line that is not a street line or from a wall of a building. The windows of the proposed building are set back zero metres. (Section 8(3) PART II 1(a)(ii))

7.The by-law requires that no building penetrate the 45 degree angular plane projected over the lot from an elevation of 13 metres above the average elevation of the ground at the street line. The proposed building will penetrate this angular plane. (Section 8(3) PART II 4(c)(i))

8.The by-law requires the building to be within the 45 degree angular plane projected over the lot from an elevation of 10 metres above the average elevation of the ground at a distance of 7.5 metres from a lot in a residential or park district. The proposed building will penetrate the 45 degree angular plane. (Section 8(3) PART II 4(c)(iii))

9.The by-law requires a building to be setback a distance of at least 6.1 metres from a lot in a residential district. The proposed building is setback zero metres. (Section 12 (2)119.(ii))

10.The by-law requires the first storey of the building to be setback a minimum of 0.15 metres from the lot line facing a public sidewalk. The proposed wall of the first storey of the building will be setback zero metres. (Section 12 (2) 119. (iii))

11.The by-law requires a building to be within a 60 degree angular plane constructed over the lot line facing an R district and a line 10.0 metres from a lot line facing a public highway. The proposed building will penetrate the 60 degree angular plane. (Section 12 (2)119.(iv))

12.The by-law requires a minimum of 28 visitors parking spaces to be provided. The proposed visitors parking spaces is 7. (Section 4 (3)(a))

Other Applicable Legislation and Required Approvals

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

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

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

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

5.The proposal requires the approval of City Works Services regarding ramp approval and curb cuts.

6.All work within the City's road allowance will require a separate approval by City Works Services.

 2Works and Emergency Services (August 12, 1999)

Recommendations:

1. That the owner be required to:

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

(b)Construct and maintain a 6 m wide opening in the wall abutting the north side of the driveway, at a height of about 1 m above the driveway, to the satisfaction of the Commissioner of Works and Emergency Services, in order to enhance visibility between the proposed driveway and the adjacent driveway serving the Shoppers Drug Mart store on the north side of the site, for both motorists and pedestrians;

(c)Install and maintain warning signs, signals and/or mirrors to enhance the safe operation of the proposed driveway at the north end of the site, to the satisfaction of the Commissioner of Works and Emergency Services, and in connection with this requirement:

(i)submit details of the proposed installation of these warning signs, signal and/or mirrors for the review and approval of the Commissioner of Works and Emergency Services prior to their installation; and

(ii)arrange for inspection and approval of these warning signs, signal and/or mirrors by staff of Works and Emergency Services prior to the occupancy of the addition;

(d)Setback the control gate for the Toronto Parking Authority garage at least 8 m from the west limit of Mount Pleasant Road;

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

(f)Submit to the Commissioner of Works and Emergency Services:

(i)A Strata Reference Plan of Survey, in metric units of the site, delineating thereon by separate PARTS the lands to be retained by the Toronto Parking Authority, the remainder of the site, and any appurtenant rights-of-way;

(ii)Dimensioned plans of the development for the purpose of preparing site specific exemption by-laws;

and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

(g)File an application for an Encroachment Agreement, prior to the issuance of a building permit, for the existing encroachment of a canopy on Soudan Avenue;

(h)Submit and have approved by the Commissioner of Works and Emergency Services, a grading and drainage plan for the site prior to approval of the building permit for the site;

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

(j)Provide to the City, a one-time cash contribution equivalent to the cost of removal of the parking meter plus 2 years lost revenue, such cost to be determined by the Commissioner of Works and Emergency Services, in connection with the establishment of the proposed "Disabled Loading Zone;"

2. That the owner be advised:

(a)Of the need to submit a separate application to the Department of Works and Emergency Services for approval of the proposed "Disabled Loading Zone", on Mount Pleasant Road;

(b)That the City will not collect medical waste (e.g. bandages, poultices, dressings, needles, syringes or other 'sharps' or any potentially infectious materials) generated by this project and that it will be necessary for the owner to arrange for private refuse collection service for any medical waste emanating from the retirement home; and

(c)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.

Comments:

Location

West side of Mount Pleasant Road, north of Soudan Avenue.

Proposal

Construction of a 10,182 mē addition to the existing retirement/nursing home at the northwest corner of Mount Pleasant Road and Soudan Avenue. The addition, located on an existing Toronto Parking Authority (T.P.A.) surface parking lot would contain about 5,616 mē of retirement home/nursing home uses, about 135 mē of retail space, a parking garage containing a 56-space public parking facility to be operated by the Toronto Parking Authority, and 30 new spaces for the use of staff and residents of the project, located in a physically separate portion of the garage. The resulting enlarged project will contain 10,711 mē of retirement home/nursing home space, (consisting of 110 dwelling units and 125 nursing care beds/rooms, including "intermediate" care rooms), 1,642 mē of retail space (including an existing 1,454 mē grocery store) and a total of 168 parking spaces.

The proposal was dealt with in the Departmental report dated April 14, 1999. The above consolidated recommendations supercede the recommendations contained in the previous reports, including the recommendation requiring the submission of revised plans, which has been satisfied.

Existing Agreements

The site is subject to the Development Agreement and Collateral Agreements registered as Instrument Nos. CT734843 and CT734844 on August 9, 1985, respectively.

Parking and Access

The provision of a total of 113 parking spaces for the enlarged seniors project with access from Soudan Avenue through the existing parking garage, satisfies, as far as can be ascertained, the requirement of the Zoning By-law for 69 spaces and is acceptable.

The proposed replacement of the existing 55-space T.P.A. lot with 2 access points off Mount Pleasant Road, with a 56-space T.P.A. garage with a single access point directly adjacent to the existing Shoppers Drug Mart store driveway (serving its 15-space parking lot) at the north end of the site will concentrate all vehicular activity at one location. Consequently, the applicant was requested to have their traffic consultant (Cole Sherman) undertake a traffic review to examine the traffic impact of the proposed access configuration on the operations of Mount Pleasant Road. Cole Sherman submitted a traffic review under date of February 24, 1999 which concluded that, "Locating the TPA access adjacent to the Shoppers Drug Mart driveway would not create an operational problem given the low outbound left turn demand from the TPA lot". The report further indicates that the configuration would reduce potential pedestrian conflicts by consolidating the access locations. On the basis of the conclusions of the consultant's traffic study, the proposed driveway location is acceptable provided that an opening is created for at least the first 6 m of the wall on the north side of the driveway, at a height of about 1 m above grade, to enhance visibility between the adjoining driveways. The proposed opening illustrated on the drawings is acceptable for this purpose. There would be no objection to some form of glazing or fence being placed in the opening, as long as clear visibility is maintained. Furthermore, signs, mirrors and/or signals must be installed and maintained at the garage egress to the satisfaction of the Commissioner of Works and Emergency Services. Appropriate signage wordings could include "Caution-Watch for Pedestrians". The owner is required to submit details of these features for the review and approval of the Commissioner of Works and Emergency Services prior to their installation. Furthermore, Recommendation No. 1(c) above requires that the owner arrange to have staff of Works and Emergency Services inspect and approve the installation of these signs, mirrors and/or signals prior to occupancy of the building.

The proposed driveway design, with the above noted mitigation measures, is acceptable.

Of course, the cost of installation of the new ramp, and removal of the old ramps will be the responsibility of the owner.

Ramp Slope

It will be necessary for the owner to comply with the requirements of the Zoning By-law with respect to ramp slopes as outlined in Recommendation No. 1(e) above. The proposed ramps are acceptable. Given the downward slope of the ramp, it will be necessary for the owner to submit a grading and drainage plan, as set out in Recommendation No. 1(h) above.

Loading

The existing retirement home is serviced by an 11 m wide by 16 m long loading area off Soudan Avenue, comprising 2 receiving spaces (including loading dock) and a refuse pick up area. These facilities are adequate to serve the expanded retirement home.

Disabled Loading Zone

Although below grade connections to the loading facilities are available for laundry and refuse servicing, the owner has requested that a separate at-grade loading facility for ambulances, Wheel-Trans vehicles and occasional delivery vehicles on the Mount Pleasant Road frontage of the site, adjacent to the residential lobby. A number of alternative loading configurations were reviewed. It was determined that in each case, adequate turn around areas could not be provided to accommodate these types of vehicles and that the provision of an on-street "Disabled Loading Zone," adjacent to the lobby would be preferable to the introduction of further access driveways at this location. This would require the elimination of one metered parking space on Mount Pleasant Road and in this regard, it will be necessary for the owner to reimburse the City for the cost of removal of the parking meter plus two year's lost revenue for the metered parking space. The owner should be required to submit a separate application to this Department for the establishment of a disabled loading zone, as more particularly set out in Recommendation Nos. 1(j) and 2(a) above. The amount of required payment of lost parking meter revenue and removal will be determined by this Department in conjunction with the processing of the application for the "Disabled Loading Zone" on Mount Pleasant Road.

Refuse and Recyclable Collection

The existing retirement home on the site presently receives City refuse and recyclable collection service. This service will be extended to the enlarged retirement home. The existing refuse/recyclable storage rooms and loading facilities shown on the plans are acceptable for this purpose, provided that the garbage chute shown on the existing plans, empties into the existing garbage room. Although not explicitly indicated on the plans, the owner's architect has advised that the garbage chute will empty into the existing garbage room.

 The City will not collect medical waste (e.g. bandages, poultices, dressings, needles, syringes or other 'sharps' or any potentially infectious materials) generated by this project. It will be necessary for the owner to arrange for private refuse collection service for any medical waste emanating from the retirement home.

Reference Plan of Survey

The owner is required to provide a Strata Reference Plan of Survey, in metric units, of the site delineating thereon by separate PARTS, the lands to be retained by the Toronto Parking Authority, the remainder of the site, and any appurtenant rights-of-way.

Encroachments

The survey shows an existing encroachment of a canopy within the Soudan Avenue road allowance. As far as can be ascertained, the owner has not yet entered into an encroachment agreement in respect of this canopy. It will be necessary for the owner to obtain approval for this encroachment from this Department.

Municipal Services and Storm Water Management

The existing water distribution and sewer systems are adequate to accommodate the development.

The applicant should submit a plan showing proposed grades and details of the proposed drainage facilities for review and approval.

Municipal Numbering

It will be necessary for the owner to apply for revised municipal numbering prior to the issuance of a building permit.

 3.Economic Development, Culture & Tourism, Forestry Division (August 19, 1999)

This will acknowledge the final plans pertaining to the above noted development application which were circulated to Forestry Services on July 8, 1999. I have reviewed the circulated plans and advise that:

There are seven (7) City owned trees involved with this project which are situated on the City road allowance adjacent to the development site. These trees 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.

The applicant must submit a letter of responsibility for the two City owned trees flanking Soudan Avenue where the City's Specifications for Construction Near Trees can not be met adequately.

According to the plans filed, it appears that the tree(s) on private property which qualify for protection under City of Toronto Municipal Code, Chapter 331, Trees, Article III, will not be affected by the development. The applicant must undertake tree protection measures in order to ensure that the health of the subject tree(s) is not compromised as a result of construction activities associated with this development. The applicant must retain a Certified/Registered Consulting Arborist or Registered Professional Forester if they are unsure of appropriate tree protection measures.

I advise that the Plans (Drawing Nos. A1 and L-1B) prepared by Cole Sherman., date stamped as received on July 6, 1999 by Urban Planning & Development Services and on file with the Commissioner of Urban Planning & Development Services are acceptable provided that the condition(s) noted above are fulfilled.

4.Public Health (April 20, 1999)

Further to our letter dated February 18, 1999 our Department has received additional information from the applicant dated April 2, 1999. This information references an additional Phase 2 Environmental Site Assessment conducted by McClymont & Rak Engineers in November 1992. This previous environmental investigation included analytical testing of soil samples for metals, VOCs and PAHs. We have reviewed the analytical tables and note that generally there are no exceedances of the MOE Guideline for Use at Contaminated Sites, Table B residential land use criteria, except for a minor exceedance of the pH and beryllium from BH2/3-1 and BH9-1. Analytical results for Voc and PAHs were also in compliance with non-detectable levels being recorded. In response to recommendation 1(ii) of our February 18, 1999 letter, the BTEX/TPH exceedances near the north property boundary (7.62m and 8.25m below grade) will be excavated and disposed of at a licensed facility. Upon completion of this work, a verification report will be prepared and forwarded to the Medical Officer of Health. The owner/applicant should also be aware that the Excavation Dust Control Plan measures outlined in our February 18, 1999 letter must be implemented during all site activities as it will be incorporated as a condition of permit issuance.

Based on the information provided, I would indicate to you that I have no objection to the issuance of a below grade permit at this time. However, an above grade construction permit will only be granted upon the Medical Officer of Health receiving and approving the final verification report.

5.Public Health (February 18, 1999)

Further to our letter dated September 3, 1998 our Department has received a Phase I Environmental Site Assessment (January 14, 1993) prepared by Raven Beck Environmental Ltd., and a Phase II Environmental Site Assessment (September 1997) prepared by Winchurch Environmental Inc. Staff at Environmental Health Services (EHS) have reviewed these documents and offer the following comments.

 Comments:

Historical site ownership has indicated that the area was subdivided for residential and commercial land use prior to 1895. At that time the property was sold from J. White to C. Laurie. The current owner is Wells Gordon Ltd who acquired the property from Grems Ltd which consolidated the ownership in 1971, prior to construction of the current facilities. A chronological listing of owners has been provided by the consultant which has been reviewed and was found to be satisfactory. Fire insurance plans for 1934 show the northwest corner of Mt. Pleasant and Soudan Avenue as residential. The area immediately north of the site was vacant. The 1958 plan shows the same residential configuration for the subject site. The vacant property to the north was then occupied by Mt. Pleasant Motors, a used car lot immediately to the north and further north by a service station. Air photos for 1956, 1960, 1965, 1970-73 document residential use until 1970, while the 1971 photo shows a large excavation on the subject site and by 1972 the apartment building and the grocery store were constructed. Might's Directories first lists the Mount Soudan Apartment Hotel in 1976.

A building inspection revealed that the Annex at 226 Soudan is only 3 years old, and is a new building constructed with non-hazardous materials. The exterior is brick with poured concrete and wood frame interior walls. The main retirement hotel is of reinforced concrete construction. The consultant states that no UFFI, and no PCB containing light ballasts were observed.

An inspection for asbestos containing materials (ACMs) revealed no sprayed asbestos and no cement sheeting or transite, however, ceiling in some units are texture coated plaster and there are vinyl floor tiles which may also contain asbestos. In addition, a hot water holding tank is present which is wrapped in asbestos, fibreglass and canvas. The covering however is in good condition. A small amount of parging cement is present on pipe elbows which is in poor condition and the grocery store room contains 15-20 feet of asbestos insulated piping which is in good condition. The consultant also reports that there are no USTs on the property. Based on their observations, the consultant recommends that ACMs on the property are safe when properly maintained and that parging cement on pipe elbows should be removed or repaired and must be handled and/or disposed of in accordance with Ontario Regulation 654/85.

The Phase II ESA consisted of 3 boreholes that were drilled to depths ranging up to 10.67 metres below grade. Boreholes 1 and 2 were selected based on potential petroleum impact observed during previous investigations (not submitted or reviewed by our Department), while borehole 3 was selected to determine petroleum conditions down gradient of the known petroleum impacts. The report states that the typical soil profile consists of sand and silt to depths of 3m, overlying native silt at a depth of 4m, with native sand below 4.5 metres. Petroleum odours were detected in soil samples from BH1 and BH2. At BH1, two zones were observed, one at 2.28m-3.05m and one at 6.10m-9.0m with a maximum vapour concentration of 9500ppm in a sample from BH1. At BH2, two zones were also observed, one at 0.15m-1.52m and one at 7.62m-8.38m with a vapour concentration of 12000ppm. Subsurface petroleum impact was not observed in any of the soil samples from BH3. Based on inspections of 2 monitoring wells installed on the site, the observed groundwater depth is approximately 8m, with a perched water table at 3m below grade. There was no evidence of liquid petroleum, however, petroleum odours were detected in monitoring well number 1. A total of 4 samples were submitted for analysis, 3 for petroleum related compounds (BTEX/TPH/VOCs) and 1 sample for subsurface conditions down gradient. A review of the certificates of analysis indicates that BTEX, TPH and VOCs are in compliance with the applicable MOE Table B residential land use criteria, with the exception of xylene (370ppm) from BH1 at a depth of 7.62m-8.24m below grade. Examination of the analytical results indicates that the concentration of VOCs detected in the groundwater are also in compliance with the MOE Table B residential land use criteria.

Although the sample from BH1 is not in compliance with the MOE Table B surface soil criteria (0m-1.5m depth) for xylene, it does not exceed the Table D subsurface soil criteria (>1.5m depth). The MOE guideline recognizes this as a stratified condition, and as such requires a Record of Site Condition (RSC). The MOE may then issue a Director's Order requiring the Registration of a Certificate of Prohibition on Title of the property. The report goes on to state that development of the site will require disposal of approximately 200 cubic metres of petroleum contaminated soil, as well as the perched water table.

Conclusions:

Based on the information provided, I would draw your attention to the following issues. First, the report did not provide any soil analysis for the general organic/inorganic/metal parameters listed in the MOE Table B residential land use criteria. If this information is available, it should be submitted to the Medical Officer of Health for review and comment. If not, then further analysis of soils on the site will be necessary and should be representative of conditions across the entire site.

Second, since the site will require remediation, a final verification report certifying that soils remaining on the site are in compliance with the residential land use criteria. This report must be submitted to the Medical Officer of Health, prior to the issuance of an above grade construction permit. Finally, the report did not provide details on measures that would be implemented during site activities to control the generation of dust. This Department will require adherence to the Excavation Dust Control Plan measures listed below at all times.

Recommendations:

1.(i)That the owner shall conduct a soil and groundwater testing program and produce a Soil and Groundwater Management Plan which characterizes soil and groundwater conditions and proposes remediation options, to be submitted to the Commissioner of Urban Planning and Development services for review and approval by the Medical Officer of Health, prior to the introduction of a Bill in Council.

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

2(i)the daily cleaning, or more frequently if required wetting of all soft and hard surfaces and any excavation face on the site with the addition calcium chloride or any other recognized dust suppressant;

(ii)the daily cleaning of the road pavement and sidewalks for the entire frontage of the property to a distance of 25m from the property line;

(iii)the designation of truck loading points to avoid trucks tracking potentially contaminated soil and demolition debris off the site. Such loading points should be on a gravel base to minimize tracking of soil on to the sidewalk and street. If the loading point becomes contaminated it should be cleaned or replaced;

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

(v)tarping all trucks leaving the site which may have been loaded with indigenous soil or demolition debris;

(vi)supervision of all dust control measures by a qualified environmental consultant.