Draft Zoning By-Law - Lands Bounded by -

Queen, Victoria, Shuter and Bond Streets -

St. Michael=s Hospital (Downtown)

The Toronto Community Council recommends that:

(1)the Draft By-law attached to the report (January18,1999) of the City Solicitor be approved and that authority be granted to introduce the necessary bill in Council to give effect thereto;

(2)the recommendations of the report (December 31,1998) of the Commissioner of Urban Planning and Development Services be adopted; and

(3)the Medical Officer of Health, the Chair of the Board of Health and the Councillors of Downtown and Don River meet with the leadership of St. Michael=s Hospital to discuss the delivery of services set out in the communication (January 20, 1999) from Mr. John Bell and Ms. Michelle Robidoux, We=re No Angels.

The Toronto Community Council reports, for the information of Council, that notice of the public meeting was given in accordance with the Planning Act. The public meeting was held on January 20, 1999, and the following persons addressed the Toronto Community Council:

-Ms. Cynthia MacDougall, McCarthy Tetrault, on behalf of St. Michael=s Hospital;

-Mr. A.J. Diamond, A.J. Diamond, Donald Schmitt and Company, Architects and Planners, on behalf of St. Michael=s Hospital;

-Mr. John Bell, We=re No Angels Coalition; and

-Ms. Michelle Robidoux, We=re No Angels Coalition.

The Toronto Community Council submits the following report (January 18, 1999) from the City Solicitor:

Purpose:

This report provides the necessary draft zoning by-law to amend By-law No. 438-86 and to repeal By-laws Nos. 755-77 and 358-78, all of the former City of Toronto, with respect to the lands bounded by Queen, Victoria, Shuter and Bond Streets.

Funding Sources, Financial Implications and Impact Statement:

The enactment of the Draft By-laws has no financial implications for the City.

Recommendations:

It is recommended that:

(1)the Toronto Community Council hold a Public Meeting in respect of the Draft By-law in accordance with the provisions of the Planning Act.

Following the Public Meeting and in the event the Toronto Community Council wishes to approve the Draft by-law, it could recommend that:

(2)the Draft By-law attached to the report (January18,1999) of the City Solicitor be approved and that authority be granted to introduce the necessary bill in Council to give effect thereto; and

(3)the recommendations of the report (December 31,1998) of the Commissioner of Urban Planning and Development Services be adopted.

Council Reference/Background/History:

Toronto Community Council will have before it the final report of the Commissioner of Urban Planning and Development Services (December 31,1998) at its meeting to be held on January20and 21,1999 concerning the above noted subject. This report recommends, inter alia, that a Draft By-law be prepared by the City Solicitor to amend the General Zoning By-law of the former City of Toronto to permit the erection and use of a non-residential building containing public hospital uses and accessory retail, restaurant and service uses.

Comments and/or Discussion and/or Justification:

This report contains the necessary Draft By-law, which, if enacted, will give effect to the planning report. The blank spaces in the draft pertain to measurements of an existing loading space and will be filled in once I receive the exact measurements.

Contact Name:

Marc Kemerer, Solicitor

Telephone: (416) 392-1228

Fax: (416) 392-0024

E-mail: mkemerer@toronto.ca

________

DRAFT BY-LAW

Authority:Toronto Community Council Report No. __, Clause No. __

as adopted by Council on ____________

Enacted by Council:

CITY OF TORONTO

Bill No.

BY-LAW No. -1998

To amend By-law No. 438-86 and to repeal

By-law Nos. 755-77 and 358-78, all of the former City of Toronto,

with respect to the lands bounded by Queen, Victoria, Shuter and Bond Streets.

The Council of the City of Toronto HEREBY ENACTS as follows:

1.None of the provisions respecting the definitions of Agrade@ and Alandscaped courtyard space@, contained in Section 2(1) and none of the provisions of Sections 4(2)(a), 4(5)(b), 4(8)(b), 8(3) Part I 1, 8(3) Part III 1 of By-law 438-86, being AA By-law to regulate the use of land and the erection, use, bulk, height, spacing of and other matters relating to buildings and structures and to prohibit certain uses of lands and the erection and use of certain buildings and structures in various areas of the City of Toronto@, as amended, shall apply to the erection and use on the lot of a non-residential building containing public hospital uses and accessory retail, restaurant and service uses, provided:

(1)the lot consists of the lands shown outlined by heavy lines on Plan1 attached to and forming part of this by-law;

(2)the non-residential gross floor area of the building does not exceed 102000 square metres;

(3)the height of the building does not exceed the height limits specified on Plan 2 attached to and forming a part of this by-law, but this paragraph does not prevent the erection or use of:

(i)a stair tower, elevator shaft, chimney stack or other heating, cooling or ventilating equipment or window washing equipment on the roof of the building or a fence, wall or structure enclosing such elements, provided:

A.The maximum height of the top of such elements or enclosure is no higher than the sum of five metres and the height limit applicable to the lot;

B.The aggregate horizontal area of such elements, including the area contained within an enclosure, measured at the point above the level of the height limit, does not exceed 30 per cent of the area of the roof of the building; and

C.The width of any such elements, including the width of an enclosure, located within six metres of a lot line that is a street line, does not exceed 20 per cent of the width of the main wall of the building facing the lot line, provided the width is to be measured parallel to the lot line;

(ii)a structure, on the roof of the building, used for open air recreation, safety or wind protection purposes, provided:

A.The maximum height of the top of the structure is no higher than the sum of three metres and the height limit applicable to the lot;

B.No part of the structure is less than two metres from an adjacent wall or a vertical projection of the wall; and

C.the structure does not enclose space so as to constitute a form of penthouse or other room or rooms; and

(iii)parapets, provided that the maximum height of the top of the parapets is no higher than the sum of 0.6 metres and the height limit applicable to the lot.

(4)not less than 158 parking spaces shall be provided and maintained on the lot;

(5)not less than 1 loading space - Type A, 5 loading spaces - Type B and 2 loading spaces - Type C shall be provided and maintained on the lot; and

(6)not less than 1 loading space with a length of at least 18.3 metres, a width of at least 4.0 metres and a vertical clearance of at least 4.0 metres shall be provided and maintained on the lot.

2.The renovations and additions to the building may be constructed in not more than three phases, within the areas shown outlined by heavy lines on Plan 3 attached to and forming part of this by-law, provided;

(1)for the purpose of constructing the renovations and additions to the building in phases:

(i)Phase 1 means the renovations to the southerly portions of the site within the area designated as Phase 1 on the attached Plan 3 pertaining to the entrance, drive-through, lobby and facade;

(ii)Phase 2 means the construction of additional floors on top of the building within the area designated as Phase 2 on the attached Plan 3; and

(iii)Phase 3 means the demolition and new construction of the portion of the portion of the building within the area designated as Phase 3 on the attached Plan 3.

3.Should the renovations and additions to the building be constructed in not more than three phases:

(1)prior to the commencement of Phase 1:

(i)not less than 35 parking spaces shall be provided and maintained on the lot;

(ii)not less than 4 loading spaces-Type B shall be provided and maintained on the lot; and

(iii)not less than 1 loading space with a length of at least metres, a width of at least __ metres and a vertical clearance of at least __metres shall be provided and maintained on the lot.

(2)upon the completion of Phase 2:

(i)the non-residential gross floor area of the building shall not exceed 92500 square metres;

(ii)not less than 35 parking spaces shall be provided and maintained on the lot;

(iii)not less than 42 parking spaces shall be provided and maintained within 300 metres of the lot;

(iv)the parking spaces referred to in subparagraph 3(2)(iii) shall be provided and maintained on lands other than the lands municipally known in the year 1999 as 209 Victoria Street and 26 Shuter Street; and

(v)the provisions of subparagraphs 3(1)(ii) and (iii) concerning loading spaces shall apply; and

(3)upon the completion of Phase 3, landscaped courtyard space shall be provided in the locations indicated on Plan4 attached to and forming part of this by-law.

4.For the purposes of this By-law:

(i)Grade means 88.25 metres Canadian Geodetic Datum;

(ii)Landscaped Courtyard Space means the landscaped area as defined in By-law No. 438-86. However, notwithstanding that definition, a loading space for the sole purpose of servicing the medical gas storage tanks is permitted within the required landscaped courtyard space adjacent to Victoria Street;

(iii)Phase 1, Phase 2 and Phase 3 shall have the same meanings as set out in paragraph 2(1) of this by-law; and

(iv)Each other word or expression which is italicized in this by-law shall have the same meaning as each such word or expression as defined in the By-law No. 438-86.

5.By-law Nos. 755-77 and 358-78 of the former City of Toronto are hereby repealed on the coming into force of this By-law.

ENACTED AND PASSED this day of , A.D. 1999.

Mayor City Clerk

The Toronto Community Council also submits the following report (December 31, 1998) from the Commissioner of Urban Planning and Development Services:

Purpose:

To provide final recommendations respecting Application No. 198011 for Zoning By-law amendments for a phased renovation, redevelopment and expansion of the existing St. Michael=s Hospital at 30 Bond Street.

Financial Implications:

Not applicable.

Recommendations:

(1)That the Zoning By-law, By-law 438-86, as amended, be amended so as to:

(a)exempt the site from the following sections of By-law 438-86, as amended:

2(1)Definitions of Agrade@, Alandscaped courtyard space@;

4(2)(a)Maximum permitted building height;

4(5)(b)Parking space requirements;

4(8)(b)Loading space requirements;

8(3) Part I 1Maximum permitted non-residential gross floor area; and

8(3) Part III 1Common outdoor space;

(b)permit the erection and use of a non-residential building containing public hospital uses and uses accessory thereto, including accessory retail, restaurant and service uses, on the lot shown on Map 1 and known municipally as 30 Bond Street, provided:

(i)the non-residential gross floor area after completion of Phase 3 does not exceed 102,000 m2, and prior to the demolition of the existing portion of the building in the Phase 3 area, such gross floor area does not exceed 92,500 m2;

(ii)Section 4(2)(a) shall apply except that instead of the height limit specified by the numbers following the symbol AH@ as shown on the Height and Minimum Lot Frontage Map, the height limits shall be the existing heights of the building outside Phases 2 and 3, and in Phases 2 and 3 shall be as shown on the plans and drawings submitted with the application, and shall exclude rooftop structures as provided for in Section 4(2)(a), and in addition shall exclude parapets to a maximum height of 0.6 m above the roof height;

(iii)the renovations and additions to the existing building may be constructed in three phases, such that:

(a)Phase 1 consists of renovations to the southerly portions of 2 grade-related levels fronting on Queen Street East, pertaining to the entrance, drive-through, lobby and facade;

(b)Phase 2 consists of additional floors on top of the existing C Wing in the western portion of the site;

(c)Phase 3 consists of the demolition and replacement of D Wing in the northeast portion of the site as well as the construction of three landscaped courtyard spaces in the locations indicated on the plan attached to this by-law; and

(d)the above phasing does not preclude other renovations which comply with this by-law;

(iv)parking facilities are provided and maintained for each phase as follows:

Phase 1: A minimum of 20 parking spaces in the on-site garage off Victoria Street, plus 15 surface parking spaces at the northeast corner of Victoria Street and Queen Street East;

Phase 2:A minimum of 20 parking spaces in the on-site garage off Victoria Street, 15 surface parking spaces at the northeast corner of Victoria Street and Queen Street East, plus an additional 42 leased off-site parking spaces located within 300 m of the site, with the 42 off-site spaces to be provided and maintained until the Phase 3 on-site garage containing at least 138 spaces with access off Bond Street is operational, over and above any parking spaces provided for the hospital at Premises No. 209 Victoria Street and 26 Shuter Street; and

Phase 3:A minimum of 20 parking spaces in the on-site garage off Victoria Street, plus at least 138 on-site parking spaces in a below-grade garage with access off Bond Street;

(v)loading facilities are provided and maintained on-site for each phase at least to the extent of the following:

Phase 1:The existing loading area on the north side of the surface parking lot at the northeast corner of Queen Street East and Victoria Street, plus the existing Type B loading space off Victoria Street, plus the three existing Type B loading spaces off Shuter Street;

Phase 2:Same requirements as for Phase 1;

Phase 3:A consolidated loading facility containing 1 Type A, 4 Type B and 2 Type C loading spaces off Shuter Street, the existing Type B loading space off Victoria Street, and a modified loading facility with dimensions of 4 m by 18.3 m within the northern portion of the proposed landscaped courtyard space at the northeast corner of Queen Street East and Victoria Street, for use by medical gas delivery trucks;

(vi)landscaped courtyard space shall be provided in Phase 3 of the project in the three locations indicated as Phase 3 landscaped courtyard space on the plan attached to this By-law;

(vii)grade is defined as 88.25 metres Canadian Geodetic Datum; and

(viii)the Section 2(1) definition of Alandscaped courtyard space@ shall apply except that the Phase 3 landscaped courtyard space in the southwest corner of the site may contain 1 loading space accessed from Victoria Street for the sole purpose of servicing the medical gas storage tanks;

(2)That existing site-specific By-law 755-77, as amended by By-law 358-78, be repealed upon the coming into force of the proposed site-specific Zoning By-law recommended above;

(3)That the owner enter into an undertaking or agreement under Section 41 of the Planning Act, and, if deemed necessary by the Commissioner of Urban Planning and Development Services, a Collateral Agreement with the City of Toronto related to Site Plan Approval, prior to the introduction of a Bill in Council;

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

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

(6)That, if deemed necessary by the Medical Officer of Health after review of the reports required by Recommendations 4 and 5, above, the owner shall:

(a)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 Medical Officer of Health, for approval, prior to the issuance of any building permit; and

(b)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;

(7)That the owner submit, and have approved by the Medical Officer of Health, prior to the issuance of any building permit, a Dust Control Plan, and be required to implement the measures in the Dust Control Plan approved by the Medical Officer of Health;

(8)That the owner submit to the Commissioner of Works and Emergency Services, at least three weeks prior to the introduction of a Bill in Council, dimensioned plans of the development for the purpose of preparing the site-specific by-laws;

(9)That the owner 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;

(10)That the owner submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit for Phase 1 of the development, a Noise Impact Statement in accordance with City Council=s requirements;

(11)That the owner file an application for an Encroachment Agreement, prior to the issuance of a building permit, for the existing encroachment of steps on the Bond Street road allowance;

(12)That the owner submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit for Phase 1 of development, a grading plan showing elevations of the proposed modifications to the Queen Street East entrance and circular driveway; and

(13)That the owner be advised of the comments of Civic Officials appended to this report, namely:

(a)the comments of the Manager, Development Approval, Urban Planning and Development Services regarding the need for approval by Heritage Toronto and compliance with the Ontario Building Code;

(b)that the Toronto Transit Commission (TTC) will not accept responsibility for the effects of transit operations on the building or its occupants, that noise and vibration attenuation measures should be applied, and that TTC staff will review the completed construction of the Queen Street entrance to determine the best means of serving the building with Wheel-Trans vehicles;

(c)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;

(d)the comments of the Commissioner of Works and Emergency Services regarding: possible increased frequency of private garbage collection operations in the Phase 3 area; the need for trucks to enter and exit the Phase 3 loading facilities in a forward motion; the need to set out recyclables in accordance with the City=s collection schedule; and the need for recycle bins for use by City collection vehicles to be placed at grade; and

(e)the comments of the Director, Development and Support, Parks and Recreation regarding the requirement to protect the 17 City-owned trees on the City road allowance in accordance with the ASpecifications for Construction Near Trees@ contained in the Tree Details Section of the City of Toronto Streetscape Manual.

Background:

(a)Applicant and Owners:

Application submitted by St. Michael=s Hospital, 30 Bond Street, Toronto, Ontario M5B 1W8, on behalf of the Sisters of St. Joseph for the Diocese of Toronto, 30 Bond Street, Toronto, Ontario M5B 1W8.

(b)Site and Location:

The 13,260 m2 site comprises the entire city block bounded by Queen, Victoria, Shuter and Bond Streets, and currently contains the main St. Michael=s Hospital complex. The existing building reaches a height of 47.1 m in the recently completed Wing C along Victoria Street, and a maximum height of 49.3 m in the south central portion of the site. A diverse array of existing roof heights below this maximum is distributed over the rest of the site. The existing heights of Wing D in the northeast corner of the site are 30.5 m on Shuter Street and 22.5 m on Bond Street. The existing density is 5.85 times lot area (77,530 m2).

The site is listed as a heritage building on the City=s Inventory of Heritage Properties, and it is the northerly Bond Street pedestrian entrance which is of historical importance.

(c)Surrounding Context:

To the northwest is the construction site for the Livent/Dundee Realty hotel and residential condominium tower, reaching a height of 127 metres. Directly to the north, fronting on Shuter Street between Victoria and Bond Streets are two St. Michael=s Hospital buildings of 2 and 7 storeys. To the northeast is St. Michael=s Cathedral, the spire of which reaches a height of about 59.6 metres. To the east is Metropolitan United Church and related buildings. The church spire reaches a height of 45.7 metres. Both churches are listed on the City=s Inventory of Heritage Buildings. A city park is located at the south end of the Metropolitan United Church, on lands leased from the church.

Fronting the south side of Queen Street between Yonge and Church Streets are a number of commercial buildings. At 1 Queen Street East, an office tower reaches a height of 112.3 metres. Directly south of the hospital are three office buildings of 50.4 m, 15.5 m, and 53.7 m, respectively. To the southeast of the site are two office buildings of 34.6 m and 13.5 m in height. The historic Massey Hall and Elgin and Wintergarden Theatres are located on the west side of Victoria Street opposite the hospital, reaching heights of 26.3 m and 35.6 m, respectively. At the south end of the block to the west, a surface commercial parking lot exists at the corner of Victoria and Queen Streets.

On the lands at the northeast corner of Yonge and Queen Streets is proposed an 18 storey (91 m) office tower (Official Plan and Zoning Amendment Application No. 198018), where there currently exist a surface commercial parking lot and three commercial buildings of 2, 3 and 6 storeys. That application is still under consideration.

(d)Proposed Development:

With the recent amalgamation with Wellesley Hospital, St. Michael=s Hospital is planning for future renovation, redevelopment and expansion of portions of the existing hospital, in a 3-phased program. The first phase involves improvements to the existing grade-related facade and main entrance on Queen Street East. The proposed renovations include an improved entrance lobby and drive-through and an improved relationship to the street. A second phase involves an expansion by adding 5 more floors, including a mechanical floor, to the existing, newly constructed 11-storey Wing C on Victoria Street, increasing the height to 71.5 m from the current 47 m (approximate).

A third phase involves the replacement of the existing 9-storey Wing D, in the northeast corner of the block, with a new 9-storey wing. This last phase will include the consolidation of loading and garbage handling facilities and a 3-level below-grade parking garage (138 spaces) in the new Wing D, and will include new landscaped open spaces in the southwest corner of the block as well as on either side of the existing, historic Bond Street pedestrian entrance. The proposed maximum height of Wing D is 43.8 metres. An internal courtyard in the central portion of the site is also proposed in Phase 3.

The 5-storey addition to Wing C will add 14,805 m2 of gross floor area to the existing 77,530 m2 of floor area in the hospital, and the replacement of Wing D will result in a further net increase of 9,409 m2. This translates in total to a density increase from the existing 5.85 times the lot area to 7.68 times the lot area (101,744 m2).

In the Preliminary Report dated July 6, 1998 on this application, an additional phase was described, involving the expansion of the existing emergency facilities in the northwest corner of the hospital into the existing Wing D to the east. This will be an internal renovation and is not formally part of the application. The current application thus consists of only 3 phases. The application seeks Site Plan Approval for Phases 1 and 2 only. Phase 1 is intended to be implemented immediately, Phase 2 is to begin within this fiscal year, and Phase 3 within 10 years.

(e)History:

In 1977, a site-specific zoning by-law (By-law No. 755-77) was adopted to permit a major expansion and renovation of St. Michael=s Hospital, with a minor revision in 1978 (By-law No. 358-78). Those expansion plans called for a major new wing on Victoria Street (Wing C), and the demolition of Wing D in the northeast corner of the block. Loading facilities and common outdoor space were required by the by-law to be constructed in the northeast corner of the block on the site of the demolished Wing D, and common outdoor space was also required in the southwest corner of the block. The 11-storey Wing C has recently been completed, but the demolition of Wing D has never been carried out, and the southwest corner of the block is still used for surface parking. The existing complex is thus not in compliance with the site-specific zoning by-law.

This Application No. 198011 was submitted on June 12, 1998. The Preliminary Report, dated July6, 1998, was adopted by Toronto Community Council on July 22, 1998.

(f)Public Review:

A public meeting was held in the community on September 15, 1998. Approximately 18 members of the public were in attendance. The land use planning issues relevant to this application and raised at the public meeting included the following: detailed planning of Wing D (Phase 3) should be included; the timing of demolition of Wing D; the notice for the community public meeting; the need for renovations, redevelopment and expansion; the letter of support for the improvements provided by the Ministry of Health; and the need for phasing. These issues are discussed at various locations in this report.

Questions and comments were also directed at: the need for the merger of Wellesley and St. Michael=s Hospital; the services provided before and after such merger; the content of submissions made by St. Michael=s Hospital to the Hospital Services Restructuring Commission; the costs of, and funding sources for, the proposed improvements; and the alternative scenario of purchasing Wellesley Hospital facilities. These issues cannot be considered planning issues relevant to the processing of this application.

As noted in the Preliminary Report, the applicant attended a meeting of the Toronto East Downtown Residents Association (TEDRA) prior to the community public meeting to brief the community on the project. TEDRA members raised concerns about the safety and security of the proposed landscaped courtyard spaces on Bond and Queen Streets. While a legitimate concern, the applicant is not currently seeking Site Plan Approval for these spaces. When such approval is sought in the future for Phase 3, design elements to mitigate such concerns will then be considered.

Comments:

(1)Planning Controls:

(a)Official Plan:

The Official Plan Part I designates the block as a AHospital Area@. There are no density limits in the Official Plan. The hospital uses and expansion thereof are permitted provided the proposed building fits in and is compatible with surrounding development, and the impact of such uses and expansion is addressed with respect to: built form, heights and massing; noise; traffic generation; parking; retention of mature trees; provision of adequate parks and open spaces; light, view and privacy; pedestrian environment; and retention of affordable housing. The policies require submission of a statement from the agency primarily responsible for approving the construction, indicating that the agency is prepared to authorize the planning or construction of such expansion.

(b)Zoning By-law:

The general Zoning By-law designates the block as AQ T6.0", which permits the hospital uses at a maximum density of 6.0 times the lot area. The height limit is 46.0 metres. Site-specific Zoning By-law 755-77, as amended by By-law 358-78, permits a maximum gross floor area of 78,036 m2 (5.9 times lot area), a maximum height of 54.9 m excluding mechanical penthouses, establishes a building footprint, and includes various requirements for the location, size and/or quantity of loading and parking spaces, common outdoor space, vehicular access ramps, ambulance bays, landscaping, and provision for a future pedestrian tunnel under Victoria Street.

(c)Site Plan Agreement:

A Development Agreement was registered on the site in 1978, and amended by way of a registered amending agreement in 1982.

(2)Planning Considerations:

(a)Density, Height, Massing:

The existing site-specific Zoning By-law 755-77, as amended, and the general Zoning By-law permit maximum densities which are virtually the same (5.9 and 6.0 times lot area, respectively), whereas the former establishes a height limit on the block of 54.9 m, as opposed to the general by-law limit of 46.0 metres. The proposed development represents a net density increase of 24,244 m2 (1.83 times lot area) over the currently existing density, and a 1.68 times lot area increase over the general by-law maximum of 6.0 times lot area. The proposed height of Wing C (Phase 2) is 71.5 m, and the proposed height of Wing D (Phase 3) is 43.8 metres. Wing C will thus be increasing in height by 24.4 metres. Wing D will be increasing in height by 21.3 m on Bond Street and 13.3 m on Shuter Street..

The resulting built form is acceptable in the context of the surrounding existing and proposed development.

(b)Shadow Impact:

Staff have carried out a shadow impact analysis of the proposed development, as compared to the existing building, in the context of the surrounding existing development. The results reveal that the greatest shadow impact occurs on a portion of the north sidewalk of Shuter Street, between Bond and Church Streets, between 3:00 p.m and 5:00 p.m. on March 21. Given that this same stretch of sidewalk is in full sun all day up until that time, and that the prime sunlight hours are between 10:00 a.m and 3:00 p.m, this impact is not significant. There is no adverse shadow impact on the public park at the south end of the Metropolitan United Church lands on the block to the east.

(c)Common Outdoor Space:

The existing site-specific Zoning By-law 755-77, as amended, requires 2,350 m2 of common outdoor space. Under the general Zoning By-law, if a building occupied more than 75 percent of the site as of a certain date in 1976, then it is exempted from the common outdoor space requirement, and that is the case with St. Michael=s Hospital. To ensure that future interpretations of the general Zoning By-law do not pose a problem with respect to common outdoor space, this report recommends that the site-specific by-law exempt the site from the general Zoning By-law requirement for common outdoor space. The proposed development contains 3 at-grade landscaped areas adjacent to the public sidewalks; 1 on either side of the historic Bond Street pedestrian entrance and one at the southwest corner of the site, at Queen and Victoria Streets. They are proposed to be implemented in Phase 3.

Because this report is recommending that By-law 755-77 be repealed, which will delete the requirement for common outdoor space, it is also recommended that the 3 landscaped areas be required in Phase 3. They are classified in the recommendations as Alandscaped courtyard space@, which is a defined term in the general Zoning By-law and includes landscaped open space, common outdoor space, and residential amenity space, and thus is a more broad definition to permit more flexibility in use and design. The loading space for the medical gas tanks on Victoria Street will continue to be required in Phase 3, and an exception to the definition of Alandscaped courtyard space@ is recommended to permit such a loading space for that purpose only. For most of the time, that loading space will remain unused and function as part of the landscaped courtyard space.

(d)Phasing:

The proposed phasing scheme is acceptable in principle, with stipulations regarding provision of parking and loading facilities prior to implementation of Phase 3, and provision of Phase 3 landscaped courtyard space. As was pointed out by a St. Michael=s Hospital official at the community public meeting, phasing is required because the hospital must continue to provide patient care during renovations and redevelopment, and thus only portions of the hospital can be disrupted by construction at any one time. In addition, some portions of the hospital are older than others, and hospital facilities have a limited life span due to technological advancements. While not specifically mentioned, the timing and amount of funding for capital improvements will also influence what can be achieved in any one capital improvement project.

(e)Detailed Planning of Phase 3:

As previously mentioned, the application does not seek Site Plan Approval for Phase 3. A comment at the public meeting was that Phase 3 should also be planned in detail. Staff do not agree that detailed design for Phase 3 is necessary at present. The timing of Phase 3 implementation is estimated to be about 10 years in the future. Design considerations can change in that time, and there would appear to be little benefit in requiring Site Plan Approval for Phase 3 now. The recommended rezoning will establish a building envelope, together with parking, loading, and open space requirements. Having said that, Works and Emergency Services staff have requested and received more detailed design information for Phase 3 loading facilities to ensure that the proposed Phase 3 redevelopment will result in a functional building from that perspective.

(f)Below-Grade Pedestrian Subway Connection:

The existing By-law 755-77 and the Development Agreement provide for a knockout panel in the basement level below the Victoria Street pedestrian entrance. This was intended to facilitate a possible tunnel connection to the Queen Street subway station, anticipating that the block to the west would be redeveloped comprehensively. While a comprehensive redevelopment of the entire block bounded by Queen, Yonge, Shuter and Victoria Streets does not appear as likely now as it did then, the provisions for this possible connection should be maintained. The City is currently attempting to sell its properties to the west of the hospital at 197, 197R and 203 Yonge Street, and a more comprehensive redevelopment proposal involving neighbouring properties remains a possibility. While a provision in the proposed site-specific Zoning By-law does not appear necessary, the agreement(s) related to Site Plan Approval should maintain such provisions.

(g)Statement from Approval Authority:

As noted in the Preliminary Report and previously in this report, the Official Plan (Section 11.15) requires a statement from the agency primarily responsible for approving the construction of the expansion, indicating the need for expansion at that location, and indicating whether the agency is prepared to authorize the planning or construction of such expansion. Such a statement from the Ministry of Health has been provided and is reproduced in Appendix C attached to this report.

(h)Repeal of Site-specific Zoning By-law 755-77, as amended:

To amend the existing site-specific Zoning By-law, passed in 1977 and amended the following year, to facilitate the current redevelopment proposal would result in a cumbersome and confusing site-specific by-law. Therefore, the recommended course of action is to repeal the existing, and establish a new, site-specific by-law.

(i)Provision of Notice for Public Meetings:

Inadvertent errors occurred with respect to the provision of the notice for the non-statutory community public meeting held in September, 1998. The Preliminary Report recommended that owners and tenants within 300 m of the site be notified. This is the customary notification distance for a non-statutory public meeting for an application involving an Official Plan amendment. The customary notification distance for an application for a rezoning only, as is the case here, is 120 metres. However, the actual distance for which the notice was provided was only 100 metres. Because owners and tenants within larger blocks are notified even if only portions of such blocks fall within the distance radius, the result of this error is not extensive in that only properties fronting on the south side of Richmond Street East between Yonge and Church Streets were excluded from the notice. The owners and tenants of those properties will be notified by way of newspaper advertisement of the statutory public meeting held by your Committee.

(j)Submission of Detailed Plans for Site Plan Approval:

The application seeks Site Plan Approval for Phases 1 and 2 only. The Preliminary Report recommended that more detailed plans be submitted with respect to these Phases and such plans have been submitted. The existing and proposed gross floor area figures were also slightly revised in the more recent submissions as a result of a detailed review by the applicant of the figures, as also recommended in the Preliminary Report.

The coming into force of the site-specific Zoning By-law is a prerequisite for the issuance of a building permit for Phase 1. A recommendation of this report is that an agreement pursuant to Section 41 (Site Plan Approval) of the Planning Act, and, if necessary, a Collateral Agreement be executed for Phases 1 and 2 by the applicant prior to the introduction of a Bill in Council.

(k)Soil and Groundwater Testing and Management Plan:

Public Health staff have verbally advised that the soil and groundwater testing and submission of a management plan would only be required if the historical review and site and building audit indicated a need. The recommendations reflect this change to the written comments from Public Health reproduced in Appendix B to this report, in which such submissions were required unconditionally.

(l)Parking:

The Commissioner of Works and Emergency Services is requiring that parking spaces be provided to meet the additional net demand generated by the proposed expansion, with a base of 20 on-site spaces as required by the current By-law 755-77, as amended. The 20 spaces are provided in an on-site parking garage on Victoria Street south of Wing C, which will be maintained throughout the redevelopment. The hospital also owns an off-site parking garage across Shuter Street at 209 Victoria and 26 Shuter Streets, and 63 spaces are expected to continue to be provided for the hospital on this site. On this basis, 57 additional spaces are required for Phase 2, of which 15 are already provided in the surface lot at Queen and Victoria Streets. An additional 42 Phase 2 spaces must therefore be provided off site.

In Phase 3, a 138 space parking garage is being constructed below grade under new Wing D. Together with the 20 spaces in the other on-site garage, these spaces will satisfy the net increase in parking demand. The recommended by-law provisions implement such requirements.

(m)Loading:

Similarly, each phase generates certain loading space requirements, which are satisfied by a retention of existing loading facilities for Phases 1 and 2, and a combination of some existing facilities and a new consolidated loading facility for Phase 3. The Commissioner of Works and Emergency Services has recommended provisions for the phasing of loading facilities, which have been incorporated in the by-law provisions recommended in this report.

Conclusions:

The proposed development is intended to improve patient care at St. Michael=s Hospital, and improved patient care is in the public interest. The relationship of the hospital building to Queen Street will be improved. The proposed development is appropriate and there is no significant adverse planning impact on surrounding facilities and uses, existing and proposed. The overall redevelopment scheme represents good planning and should be approved.

Contact Name:

Peter Langdon

City Planning Division, East Section

Telephone: (416) 392-7617

Fax: (416) 392-1330

E-mail: plangdon@toronto.ca

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Appendix A

Application Data Sheet

Confirmed Municipal Address:30 Bond Street

Planning Controls (For verification refer to Chief Building Official)

Official Plan Designation:	Hospital Area	Site Specific Provision:	755-77; 358-78
Zoning District:	Q T6.0	Historical Status:	Listed
Height Limit (m):	46.0	Site Plan Control:	Yes

Project Information

Site Area:	13260.0 m2		Height:	Storeys:		15 + Mech. Pent
Frontage:				Metres:		76.40
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:	158
Residential GFA:			Loading Docks:	1	A	1
Non-Residential GFA:	101744.0 m2		(number, type)	4	B	1	B
Total GFA:	101744.0 m2			2	C

					Floor Area Breakdown
					Land Use	Above Grade	Below Grade
					Existing	77530.0 m2
					To Be Demolished	9111.0 m2
					Addition	33355.0 m2

Proposed Density
Residential Density:	Non-Residential Density: 7.68	Total Density: 7.68

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Appendix B

Comments of Civic Officials

(1)Director of Buildings Division, Urban Planning and Development Services dated November 26, 1998 :

ARevised review under Zoning By-law 438-86

Our comments concerning this proposal are as follows:

Description:Construct 4 storey addition to C Wing, construct new 9 storey D Wing

Zoning Designation:Q T6.0Map:51H 311

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

Plans prepared by:A.J. Diamond, Donald Schmitt and Company

Zoning Review:

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

(1)The maximum permitted non-residential gross floor area of 6.0 times the area of the lot (79,560 sq metres) is being exceeded. Proposed is 102,091.99 sq metres. (Section 8(3) Part I 1);

(2)The maximum permitted height of 46.0 metres is being exceeded. Proposed is 76.40 metres. (Section 4(2)(a));

(3)The minimum required 408 parking spaces has not been provided. Proposed is 138 parking spaces. (Section 4(5)(b)); and

4.Five loading space - type B have not been provided, as required. Proposed is 4 loading space - type B. (Section 4(8)(b)).

Other Applicable Legislation and Required Approvals:

(1)The proposal requires Site Plan approval under Section 41 of the Planning Act;

(2)The proposal does not require conveyance of land for parks purposes, or payment in lieu thereof pursuant to Section 42 of the Planning Act;

(3)The property is listed historical, and the proposal requires the approval of Heritage Toronto under the Ontario Heritage Act; and

(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.@

(2)Commissioner of Works and Emergency Services dated December 22, 1998:

ARecommendations:

(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)Provide and maintain parking facilities for each phase of the development as follows:

Phase 1: A minimum of 20 parking spaces in the on-site garage, plus 15 surface parking spaces at the northeast corner of Victoria Street and Queen Street East;

Phase 2:A minimum of 20 parking spaces in the on-site garage, 15 surface parking spaces at the northeast corner of Victoria Street and Queen Street East; plus an additional 42 leased off-site parking spaces located within 300 m of the site, over and above any parking spaces provided for the hospital at Premises No. 209 Victoria Street and 26 Shuter Street; and

Phase 3:A minimum of 20 parking spaces in the on-site garage off Victoria Street, plus at least 138 on-site parking spaces in a below-grade garage with access off Bond Street;

(c)Secure the 42 interim off-site parking spaces for Phase 2, referred to in Recommendation No. 1(b) above, to the satisfaction of the Commissioner of Works and Emergency Services and the City Solicitor, prior to the issuance of a building permit for Phase 2;

(d)Provide and maintain the 42 interim off-site spaces for Phase 2 until the 138-space below-grade parking garage to be constructed during Phase 3 is operational;

(e)Comply with the requirements of the Zoning By-law respecting slope of the access ramp;

(f)Provide and maintain the following minimum loading facilities for the hospital upon the completion of each phase:

Phases 1& 2:The existing loading area on the north side of the parking lot at the northeast corner of Queen Street East and Victoria Street, the existing Type B loading space off Victoria Street, and the 3 existing Type B loading spaces off Shuter Street; and

Phase 3:A consolidated facility containing 1 Type A, 4 Type B and 2 Type C loading spaces off Shuter Street, the existing Type B loading space off Victoria Street and the modified loading facility with dimensions of 4 m by 18.3 m within the northern portion of the proposed park located at the northeast corner of Queen Street East and Victoria Street;

(g)Upon the completion of the Phase 3 consolidated loading facility, convert the existing 3 Type B loading spaces off Shuter Street to parking for emergency vehicles;

(h)Provide and maintain internal service connections to the loading facilities for the expanded hospital in order that all loading activities can take place entirely on the site and will not require movement of goods/materials over City property;

(I)Provide and maintain private refuse collection services for this project;

(j)In the event that a Heritage Easement Agreement is entered into, submit to the Commissioner of Works and Emergency Services, at least 3 weeks prior to the introduction of bills in Council, a Reference Plan of Survey, in metric units and integrated with the Ontario Co-ordinate System, delineating thereon by separate PARTS the lands under application and any rights-of-way appurtenant thereto;

(k)Submit, to the Commissioner of Works and Emergency Services, at least 3 weeks prior to the introduction of bills in Council, dimensioned plans of the development for the purpose of preparing building envelope drawings for thesite specific exemption by-laws;

(l)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit for Phase 1 of this development, a Noise Impact Statement in accordance with City Council=s requirements;

(m)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner of Works and Emergency Services that the development has been designed and constructed in accordance with the Noise Impact Statement approved by the Commissioner of Works and Emergency Services;

(n)Provide, maintain and operate the noise impact measures, facilities and strategies stipulated in the plan approved by the Commissioner of Works and Emergency Services;

(o)File an application for an Encroachment Agreement, prior to the issuance of a building permit, for the existing encroachment of steps on the Bond Street road allowance;

(p)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit for Phase 1 of development, a grading plan, showing elevations of the proposed modifications to the Queen Street East entrance and circular driveway;

(2) That the owner be advised:

(a)That under the current configuration, only 2 garbage bins can be accommodated within the Phase 3 loading area, which could require increased frequency of collection operations for the expanded hospital;

(b)Of the need to provide and maintain access to the Phase 3 loading facilities so that trucks can enter and exit the site in a forward motion;

(c)That all recyclable materials generated by this project eligible for collection under the City=s recycling programs must be set out for collection on the days and at the times scheduled by the City for the collection of recyclables;

(d)That all loading facilities to be used by City recyclable collection vehicles must provide for the placement of the recycle bins at grade, to the satisfaction of the Commissioner of Works and Emergency services; and

(e)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:

The block bounded by Queen Street East, Victoria Street, Shuter Street and Bond Street.

Proposal:

A phased project comprising renovations and additions to the existing St. Michael=s Hospital complex, as follows:

(a)Phase 1: Renovation of the Queen Street East entrance and circular driveway;

(b)Phase 2: Construction of a 4-storey addition to the existing 12-storey portion of the building fronting on Victoria Street; and

(c)Phase 3: Construction of a 9-storey replacement building at the southwest corner of Shuter and Bond Streets, incorporating consolidated loading facilities, a 138-space underground parking garage, and incorporation of courtyards and gardens at several locations within the hospital block. The existing surface parking lot at the corner of Victoria Street and Queen Street East will be replaced with a landscaped area during this phase.

The existing floor area of the hospital is 77,530 m². Upon completion of the Phase 2 addition, the floor area will be increased to 92,350 m² . Finally, upon completion of Phase 3, the hospital floor area will be increased to 102,279 m².

Existing Agreements:

The site is subject to Site Plan By-law No. 755-77 and the Development Agreement and Amending Agreement registered as Instrument Nos. CT310267 and CT549393 on August 4, 1978 and September 8, 1982, respectively.

The ultimate development reflected in the above-noted Site Plan By-law and agreements, includes the demolition of the buildings at the southwest corner of Shuter Street and Bond Street and the replacement of these buildings with loading facilities, upon the completion of the new Victoria Street building. The Victoria Street building (C-wing) has been completed, however, the Shuter Street/Bond Street buildings were not demolished upon completion of the new C-Wing, as originally contemplated. It is understood that the current application would require amendments to and/or replacement of the existing agreements, in order to legalize the existing building configuration, and to permit the proposed phased construction.

Provision for an Underground Pedestrian Connection to the Subway:

The above-noted Site Plan By-law and Agreements require that the hospital make provision for a possible future underground pedestrian connection to the TTC Subway system, including the construction of knock-out panels where appropriate. The agreement also requires that the hospital agree not to object to the construction of the underground pedestrian connection. It is assumed that the amending Site Plan By-law and Agreements required for this expansion project will also provide for this contingency. Of course, it would be necessary for the owner to submit a separate application to this Department for approval of any tunnels under the public road allowances.

Parking and Access:

A Parking and Loading Review, dated December 16, 1998, was undertaken by BA Consulting Group Limited on behalf of the owner. The review includes a summary of the existing parking and loading facilities on the site and an assessment of the requirements of the proposed development.

The parking demand generated by the existing hospital is accommodated predominately in the existing public parking lots/garages in the vicinity. The public parking facilities in the area are well-used, and are often at capacity. As far as can be ascertained, the only on-site parking available to serve the existing hospital consists of 10 parking spaces located in a garage accessed from Victoria Street, 10 parking spaces located on an above-grade deck accessed from the circular driveway on Queen Street East, and a manned surface parking facility at the northeast corner of Queen Street East and Victoria Street, which can accommodate an estimated 15 vehicles, some parked in tandem. In addition, some emergency parking is available for police cars and ambulances in the AEmergency@ Area, off Shuter Street.

An additional 65-space parking garage located on the north side of Shuter Street (Premises Nos. 209 Victoria Street and 29 Shuter Street) with access off Victoria Street is owned by the hospital, and reserved for the use of its employees. The requirements of a previously approved rezoning application for the site (Application No. 2260), which includes this parking garage, permits the provision of up to 63 of these spaces for the exclusive use of the hospital. It is noted that construction of this project has not commenced.

Based on the provisions of the general Zoning By-law, the hospital complex would generate an estimated parking requirement (and demand) for 310 parking spaces upon completion of Phase 1, 369 spaces upon completion of Phase 2 and 409 spaces upon completion of Phase 3. Recognizing, however, that the existing Site Plan By-law permits the provision of up to 78,036 m² of hospital space and the elimination of the 15 space surface parking facility, the parking requirements of this project have been based on the net additional parking demand generated by the proposed expansion. In this regard, it is estimated that the Zoning By-law requirement for the proposed Phase 2 addition (a 4-storey addition on top of the Victoria Street building) would be for 57 spaces, while the total parking requirement for the completed Phase 3 project (new building with a 138-space parking garage at the southwest corner of Bond and Shuter Streets), would be for 97 spaces. Accordingly, while the proposed Phase 3 parking supply is acceptable for the completed hospital project, the interim Phase 2 parking supply is deficient by 57 spaces.

Having regard for the above, it will be necessary for the owner either build the Phase 3 garage coincident or prior to the Phase 2 addition, or alternatively, to make interim arrangements for the provision of 57 parking spaces for the Phase 2 project, pending construction of the Phase 3 garage.

In order to address the 57-space parking shortfall which would result from the construction of Phase 2, the owner=s traffic consultant has indicated in the December 16, 1998 submission that the owner intends to maintain the existing 15-space surface facility at the northeast corner of Queen Street East and Victoria Street, and provide an additional 42 off-site spaces by way of lease arrangement, such spaces to be located within 300 m of the site. The owner has committed to securing these spaces prior to the issuance of a building permit for Phase 2. This approach is acceptable provided that the leased parking spaces are in addition to the 63 spaces already provided for the hospital at Premises Nos. 209 Victoria Street and 29 Shuter Street.

Given that there is no certainty that future phases will proceed as contemplated, it is essential to secure satisfactory interim parking and loading arrangements for each phase.

Loading:

The proposal involves the retention of the existing loading facilities during the Phase 1 and Phase 2 construction, which comprise:

(a)a loading area immediately to the north of the surface lot at the northeast corner of Queen Street East and Victoria Street, currently used by refuse and recyclable collection trucks and medical gas delivery trucks;

(b)a Type B loading space off of Victoria Street, immediately to the north of the parking garage access, used by refuse collection vehicles, maintenance vehicles, contractors, etc; and

(c)a loading area off of Shuter Street containing 3 Type B loading spaces, for general deliveries.

Existing loading facilities also include spaces on the hospital property on the north side of Shuter Street, which is connected to the hospital via a service corridor under Shuter Street. It is understood that the Hospital laundry is done remotely, utilizing this service connection. Retention of the existing loading facilities for the Phase 1 and Phase 2 additions could adequately accommodate the estimated loading demand generated by the expanded hospital complex, and the Zoning By-law requirement for 1 Type A, 3 Type B and 2 Type C spaces for Phase 1 and an additional Type B loading space for Phase 2. The proposed loading arrangements for Phases 1 and 2 are acceptable.

Phase 3 involves the creation of a new consolidated loading facility off Shuter Street, and the elimination of the existing 3 Type B loading spaces off Shuter Street and the refuse/recyclable collection spaces off Victoria Street. Given the impracticality of relocating the medical gas storage tanks, the design of the park has been modified to provide for continued medical gas delivery from a modified loading facility within the proposed park. For your information, the traffic consultant has estimated the frequency of medical gas deliveries for the completed hospital to be 4 times per month. Upon completion of Phase 3, the loading facilities will consist of the consolidated facility containing 1 Type A space, 4 Type B spaces plus 2 Type C loading spaces off Shuter Street, the medical gas delivery space off Victoria Street, the retention of the existing Type B space off Victoria Street and retention of the tunnel under Shuter Street for access to the loading spaces on the north side of Shuter Street. The proposed loading facilities for the completed hospital project satisfy estimated demand and Zoning By-law requirement for 1 Type A, 5 Type B and 2 Type C loading spaces.

The proposed consolidated loading facility provides room on-site for all trucks (with the possible exception of large tractor trailer units) to enter and exit the site in a forward motion. This is satisfactory.

The owner=s traffic consultant was requested to demonstrate that adequate service connections/facilities are provided to accommodate the relocation of the majority of loading activities to the northeast corner of the site. In this regard, the consultant has confirmed that:

(a)The internal hospital corridor system can adequately accommodate the collection and transfer of waste/recyclables from the hospital to the new loading facility;

(b)Hospital staff will transfer recyclables to the loading dock whereupon they will be transferred into City bins at grade for collection; and

(c)Hospital staff will move the bins to the front of the loading space on the west side of the Type C loading spaces on collection day (or such other space as may be requested by City recyclable collection personnel).

The owner=s traffic consultant has submitted a sketch under date of December 17, 1998 showing the location of the garbage bin and recycling bin storage and pick-up areas within the centralized loading facility. These facilities are acceptable. The consultant has also indicated that the hospital only requires 2 garbage bins within the new centralized loading facility, generally as shown on the plans. Given that placement of additional garbage bins within this facility could compromise its operation, Recommendation No. 2(a) above limits the number of bins which could be provided within this loading facility to 2.

Emergency Department:

Upon completion on the Phase 3 loading facilities the owner intends to convert the existing 3 Type B loading spaces off Shuter Street to emergency vehicle parking, in order to relieve congestion in the Emergency Department drop-off area. This is acceptable.

Refuse Collection:

The hospital is presently served by a private refuse collection firm. This service must be extended to the expanded hospital.

The City currently provides the hospital with tin and glass recyclable service. The City is prepared to continue the provision of this service until the year 2006, whereupon, according to current City policy, the hospital will be required to arrange for private recyclable collection service. In order to provide for City rear bin collection of these recyclables for the enlarged hospital, it will be necessary for the owner provide for the provision of 4 glass and tin bins, at grade, adjacent to a Type B loading space.

Reference Plan of Survey:

In the event that the owner is required to enter into a heritage agreement, the owner should be required to submit a Reference Plan of Survey, in metric units, for the portion of the site subject to the agreement. If a heritage agreement is not required, the usual requirement for a Reference Plan of Survey can be waived.

Encroachments:

The encroachment of an existing tunnel under Shuter Street and wheelchair ramp on Shuter Street are covered by existing agreements. However, the existing steps on Bond Street are not covered in any agreement. The owner is required to file an application to enter into an encroachment agreement with respect to these steps as set out in Recommendation No. 1(o), above.

The encroachment of the existing canopy onto Bond Street falls under the jurisdiction of your Department.

Storm Water Management:

Given that the existing and proposed buildings occupy virtually all of the site, it is recognized that there are limited opportunities for infiltrating storm water into the ground. The owner will have to submit an application to this Department for any new storm connections. A grading plan must also be submitted and approved by this Department, prior to the issuance of the Phase 1 development, showing all elevations related to the proposed modifications to the Queen Street East entrance and circular driveway.@

(3)Director, Development and Support, Parks and Recreation, Central District, Economic Development, Culture, and Tourism, dated October 8, 1998:

AThis will acknowledge the revised plans pertaining to the above noted development application which were circulated to Forestry Services on October 16, 1998. I have reviewed the circulated plans and advise that:

- There are seventeen (17) 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.

-I advise that Landscape Plan R-5 prepared by A.J. Diamond, Donald Schmitt and Company, date stamped as received on September 11, 1998 by Urban Planning & Development Services and on file with the Commissioner of Urban Planning & Development Services is acceptable provided that the condition noted above is fulfilled.@

(4)Manager, Service Planning, Toronto Transit Commission dated August 21, 1998:

AIt is noted that the subject development is adjacent to streetcar operations on Queen Street and Victoria Street. Therefore, please inform the applicant that the Commission will not accept responsibility for the effects of transit operations on the building or its occupants. Since noise and vibration may be transmitted from street traffic and from our transit operations, the developer should apply attenuation measures so that the levels of noise and vibration in the proposed development will be at the lowest level technically feasible.

In reference to the renovation of the Queen Street entrance and drop-off driveway, my staff met with the architect Paul Szaszkiewicz of A. J. Diamond, Donald Schmitt and Company and determined that due to the physical constraints of the existing building, it is not physically possible for the renovated entrance to conform to TTC standards for accommodating Wheel-Trans vehicles. However, once the construction is complete, we will review the finished entrance area to determine the best possible way for Wheel-Trans vehicles to serve the building.@

(5)Environmental Health Officer, Environmental Health Services, Public Health, Community and Neighbourhood Services dated December 8, 1998:

AThank you for your request of November 17, 1998, to review and comment on the above referenced application. Staff at Environmental Health Services (EHS) have reviewed this application and offer the following comments.

The applicant proposes to:

(a)Renovate the Queen Street entrance;

(b)Provide a new garden at Victoria and Queen Streets;

(c)Provide new landscaping adjacent to the Bond Street entrance;

(d)Consolidate garbage and loading facilities;

(e)Add underground parking facilities;

(f)Add 4 storeys and a new mechanical penthouse to an existing 10 storey wing of the hospital; and

(g)Replace the existing wing at Bond and Shuter Streets with a new 9 storey wing plus a new mechanical penthouse.

EHS has no information in our files for this property. Additional information is required by EHS staff in order to adequately conduct a review of the environmental conditions at the subject site. This should include an Historical Review, Site and Building Audit, Soil and Groundwater Management Plan, and a Dust Control Plan, details of which are included in the enclosed attachment. This information will help to identify any environmental concerns with respect to the subject property.

Recommendations:

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

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

(3)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 Medical Officer of Health, for approval, prior to the issuance of any building permit;

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

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

(6)That the owner shall implement the measures in the Dust Control Plan approved by the Medical Officer of Health.@

________

Letter dated July 10, 1998, from the Acting Director, Health Reform Implementation Team, Ministry of Health, to President and Chief Executive Officer, St. Michael=s Hospital:

Re:St. Michael=s Hospital Re-Zoning Application

I understand that in order to implement the directions of the Health Services Restructuring Commission (HSRC), St. Michael=s Hospital will need to undertake a significant capital expansion. I further understand that this expansion will require a re-zoning approval.

I am writing to confirm that the Ministry supports the need for St. Michael=s Hospital to undertake capital projects to implement the directions of the HSRC.

I hope this confirmation will assist the hospital=s re-zoning application.

Insert Table/Map No. 1

Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

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Rezoning Application No. 198011 - 30 Bond Street

The Toronto Community Council reports, for the information of Council, having also had before it during consideration of the foregoing matter, the joint communication (undated) from Mr. John Bell and Ms. Michelle Robidoux, We=re No Angels Coalition, which was forwarded to Members of Council under separate cover.