Site Plan Application and Alteration to a Designed Property

Under Part IV of the Ontario Heritage Act -

2223 Bloor Street West (High Park)

The Toronto Community Council recommends the adoption of the following report (December2, 1998) from the Commissioner of Urban Planning and Development Services:

The Toronto Community Council reports, for the information of Council, having requested the applicant and its tenant, Chapters Book Store, to attend a public meeting on the evening of December 16, 1998 regarding the plans and heritage issues.

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

Purpose:

This report forwards staff recommendations on (1) the site plan application and (2) an Alteration to a Designated Property application for a bookstore to replace the Runnymede Theatre, located in Bloor West Village. The two variances required for this change of use have been approved by the Ontario Municipal Board and the application for Alteration to a Designated Property has been approved by the Toronto Historical Board, subject to the recommendations contained in this report.

Source of Funds:

Not applicable.

Recommendations:

(1)That City Council consent to this application for Alteration to a Designated Property under Part IV of the Ontario Heritage Act to permit the alteration of the Runnymede Theatre to a Chapters Bookstore on the condition that the owner enter into a Heritage Easement Agreement, so long as Chapters is the tenant and is operating the business as a bookstore in the premises, requiring:

(a)that the owner undertake the alterations in accordance with the drawings and elevations approved by City Council in respect of Site Plan Approval Application No. 398100 and as outlined in "Runnymede Theatre, Conversion to Chapters Bookstore": Architectural Intent, dated October 1998, prepared by Petroff Partnership Architects;

(b)that the owner, and/or Chapters Bookstore, engage the services of a restoration architect to review, advise and supervise all aspects of the conversion to ensure the preservation of the building's historic features;

(c)that the owner, and/or Chapters Bookstore's architect, prepare building permit plans that are to the satisfaction of Heritage Toronto staff; and

(d)that the owner, and/or Chapters Bookstore, post a letter of credit in favour of the City of Toronto in an amount of $200,000.00 to ensure the owner's obligations that the restoration work may be completed and the building preserved in the event the conversion fails to be realized.

(2)That the City Solicitor be authorized to prepare the necessary agreement to implement Recommendation No. 1 and including such further conditions as the City Solicitor, in consultation with Heritage Toronto staff, considers necessary to protect the City's interest.

(3)That City Council approve the plans and drawings submitted with this application for 2223 Bloor Street West, namely the Roof Plan and Site Plan, and A-01, Floor Plans, A-02, both red lined by the applicant on December 2, 1998, Sections, A-03, Elevations, A-04, Perspective-Context, A-05, all date stamped as received October 15, 1998, all prepared by Petroff Partnership Architects, all as on file with the Commissioner of Urban Planning and Development Services.

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

(A)Develop and Maintain in Accordance with Plans

(1)the proposed development shall be undertaken and maintained substantially in accordance with the drawings referred to above;

(B)Loading and Unloading

(2)the owner shall serve this development with on-street loading/unloading from Runnymede Road;

(C)Encroachment

(3)the owner shall enter into an encroachment agreement with the City with respect to the canopy proposed to be located over the road allowance, which must be a re-moveable architectural feature, with no advertisement, letters or numbers displayed on it;

(D)Heritage Issues

(4)the owner shall enter into a Heritage Easement Agreement as long as Chapters is the tenant and is operating the business as a bookstore in the premises;

(E)Studies Required by Civic Officials

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

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

(7)the owner shall submit, for information purposes, a parking study to the Commissioner of Works and Emergency Services, prior to the issuance of a building permit, in accordance with the verbal undertaking made to the City Solicitor by the owner's solicitor at the Ontario Municipal Board.

(5)That the owner be advised:

(a)of the comments of the Chief Building Official respecting the Ontario Building Code;

(b)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;

(c)of the need to obtain other permits associated with construction activities (such as hoarding, scaffolding, etc);

(d)of the comments of the Commissioner of Works and Emergency Services that there may be delays in obtaining permits from this department if the canopy requirements are not shown on the site plan when it is submitted for permit approvals;

(e)of the need to apply for an amendment to Metro Sign By-law No. 118;

(f)of the need to apply for a preliminary review notice and potentially, a minor variance to Chapter 297, Signs, of the former City of Toronto Municipal Code; and

(g)of the need for the design of the Bloor Street West boulevard to meet Works and Emergency Services' guidelines for pedestrian accommodation, greening and aesthetics, providing, or preserving, a boulevard treatment consistent with the Bloor West Village B. I. A. streetscape standards.

Background:

A public meeting was held on June 10, 1998 to provide an opportunity for a public presentation of the proposal for a Chapters Bookstore in the Runnymede Theatre and to allow for questions and comments from the public. Many concerns were raised at the meeting regarding the loss of the neighbourhood theatre and the effects of a large format book store.

On June 17, 1998 a public hearing was held by the Committee of Adjustment on this proposal.

On June 24, 1998 the Committee of Adjustment approved the two variances required for the replacement of the Runnymede Theatre with a bookstore.

City Council at its meeting on October 1, 1998 authorized the City Solicitor to appear before the Ontario Municipal Board in opposition to the Committee of Adjustment decision respecting 2223 Bloor Street West - Runnymede Theatre, with an outside planner.

On November 5, 1998 the Ontario Municipal Board issued a decision which approved the proposed Chapters Bookstore in the Runnymede Theatre building, limited to the subject application and subject to site plan and heritage approval negotiations being completed.

On November 18, 1998 the Toronto Historical Board approved the application for Alteration to a Designated Property under Part IV of the Ontario Heritage Act.

Comments:

1.Project

The proposal is for the conversion of the Runnymede Theatre to a Chapters Bookstore.

2.Location

The 2,080 m2 building is located on the south-west corner of Bloor Street West and Runnymede Road, in the Bloor West Village, just north of the Swansea residential neighbourhood.

3.Requirements of Civic Officials

(a)The Commissioner of Works and Emergency Services has set out requirements relating to loading, encroaching signage, work to be carried out within the street allowance, and a material recovery and waste reduction plan.

(b)The Commissioner of Urban Planning and Development Services has set out various advisory comments respecting applicable legislation and submission required prior to building permit issuance.

(c)The Managing Director of Heritage Toronto (Toronto Historical Board), supports the proposal, in principle, subject to a Heritage Easement Agreement being entered into, a letter of credit being posted for $200,000.00, a restoration architect being engaged and permit plans being completed to his staff's satisfaction.

4.Existing Planning Controls

a)Official Plan Part I and Part II

The site has split Official Plan designations of Low Density Mixed Commercial-Residential Area and Low Density Residence Area.

b)Zoning By-law (438-86)

The site is split zoned MCR T2.5 C2.0 and R1S Z0.6. An application for two variances was made to the Committee of Adjustment in May 1998. The variances were required because the retail store use is not permitted in the rear portion of the building which is located in a residential district and the proposed non-residential floor area exceeds the 1,800 square metre by-law limit by approximately 300 square metres. The intent of the 1,800 square metre by-law limit is to prevent introduction of department store scale uses along "Main Street" business areas.

The application was approved by the Committee of Adjustment on June 24, 1998.

The Ontario Municipal Board approved the application in a decision dated November 5, 1998 in which the Board set out the hope that the retention of the building and internal ornamentation start a healing process and set norms for future interchanges between parties. There still remain site plan and heritage approval negotiations to be completed.

5.Planning Considerations

(a)Site Plan Approval

The proposal requires Site Plan Approval.

Site Planning

The applicant has submitted a plan that both provides a unique setting for a Chapters Bookstore and addresses restoration and preservation of the existing Runnymede Theatre, which was constructed in 1927-8, and originally used for vaudeville, and eventually turned into a 1500 seat movie theatre.

The restoration of the exterior of the Runnymede Theatre will require a preliminary review notice under Chapter 297, Signs, of the former City of Toronto Municipal Code. This will determine whether approval of a variance to the Sign By-law is required to restore the original style of the indirectly illuminated vertical exterior sign, on this historically designated building. The interior work will result in the removal of the theatre seating and the creation of a replacement balcony type space for retail sales and a coffee shop with access by two new escalators.

The Toronto Historical Board has approved the proposed alterations to this historically designated building subject to conditions incorporated into the recommendations of this report. The owner and tenant have proposed to spend approximately $3 - 4,000,000.00 restoring and upgrading the building and preserving most historic elements of the Runnymede Theatre.

Parking

No off-street parking is proposed or required for this project. The owner's plans indicate two boulevard parking spaces on the Runnymede Road street allowance. The owner has produced permit evidence for both boulevard parking spaces which he plans to retain.

Loading and Unloading

Works and Emergency Services staff previously reviewed the potential loading for this project. The restraints of maintaining the historic building and the fact that the Zoning By-law does not require off-site loading facilities leave no alternative but to have the owner serve the development with loading/unloading from Runnymede Road.

Encroaching Signage

Works and Emergency Services staff have indicated that the proposed vertical indirectly illuminated exterior sign is in contravention of By-law No. 118, Respecting Signs Over Metropolitan Roads, therefore they are requesting it not be permitted.

Historical Aspects

The Toronto Historical Board has approved the proposal subject to conditions incorporated into the recommendations of this report. The Heritage Toronto recommendations and staff report are attached in Appendix A.

Contact Name:

Barry Brooks,Telephone: (416) 392-0758

Fax: (416) 392-1330, E-Mail: bbrooks@city.toronto.on.ca

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Application Data Sheet

Confirmed Municipal Address:2223 Bloor Street West.

PLANNING CONTROLS (For verification refer to Chief Building Official)

PROJECT INFORMATION

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Appendix A - Comments of Civic Officials

1.Heritage Toronto (November 23, 1998)

At its meeting of November 18, 1998, the Board of Heritage Toronto had before it the attached staff report, dated November 13, 1998. Following considerable discussion and deputations from the public, the Board adopted the following recommendations:

BD98-230Mr. Phillips moved, seconded by Ms Bossons, that Heritage Toronto support the proposal in principle, as shown in plans attached to Site Application #398100 and as outlined in "Runnymede Theatre, Conversion to Chapters Bookstore: Architectural Intent", dated October 1998, prepared by Petroff Partnership Architects, on the conditions following:

Carried

BD98-231Mr. Phillips moved, seconded by Ms Meurer, that the owner enter into a Heritage Easement Agreement.

Carried

BD98-232Mr. Pocock moved, seconded by Mr. Makuch, that the owner and/ or Chaptersbookstore engage the services of a restoration architect to review, advise and supervise all aspects of the changes to the historic portions of the conversion.

Carried

BD98-233Mr. Phillips moved, seconded by Ms Bossons, that building permit plans be to the satisfaction of Heritage Toronto staff.

Carried

BD98-234Mr. Phillips moved, seconded by Ms Bossons, that the owner and / or Chapters Bookstore, post a letter of credit in favour of the City of Toronto in the amount of $200,000 to assure that the building may be secured in the event the conversion fails to be realised.

Carried

2.(November 13, 1998)

Recommendations:

1.That Heritage Toronto support the proposal, in principal, as shown in plans attached to Site Plan Application #398100 and as outlined in "Runnymede Theatre, Conversion to Chapters Bookstore: Architectural Intent", dated October 1998, prepared by Petroff Partnership Architects on the following conditions:

2.That the owner enter into a Heritage Easement Agreement;

3.That the owner and/or Chapters Bookstore engage in the services of a restoration architect to review, advise and supervise all aspect of the changes to the historic portions of the conversion;

4.That building permit plans are to the satisfaction of Heritage Toronto staff;

5.That the owner, and/or Chapters Bookstore, post a letter of credit in favour of the City of Toronto in an amount equal to the restoration costs in order to assure that the restoration work may be completed in the event the conversion fails to be realized.

Background:

The Runnymede Theatre was constructed in 1927-28 to the designs of Chapman and Oxley, Architects. Originally, designed with 1500 seats for vaudeville type productions, it has since been renovated on at least two occasions and is now divided into two cinema screening rooms. In 1990, the Conservation Review Board supported Councils decision to designate the exterior and interior of the Runnymede Theatre.

A Site Plan Application to convert this theatre to a Chapters Bookstore was received on October 20, 1998. Minor variances to change the zoning on a portion of the property were required and granted by the Committee of Adjustment, which was then appealed by two business owners and two local residents. That appeal has been heard by the OMB and a decision rendered on November 5, 1998. The OMB approved the zoning variances for Chapters Bookstore. On November 10, 1998, staff received an "architectural intent" statement from Petroff Architects for Chapters Bookstore. (Copies are available from Board Services)

Since this building is designated under Part IV of the OHA, Council has final authority to approve alterations to the building. As required by the legislation, this alteration is brought to your attention for comment and recommendation to City Council. Staff have met with the applicant to discuss their intent and how the changes might be implemented.

Discussion:

As a long term tenant, Chapters is prepared to renovate and restore significant elements of this landmark theatre. The theatre is particularly noteworthy as one of the few remaining atmospheric theatres left in the country. It's twin, the Capitol in Cornwall, was demolished a few years ago by the Provincial Government. The reasons for designating the Runnymede included the interiors as well as the exterior. For the most part the proposed conversion is acceptable in principle. However, the Board should be aware that some of the alterations required for a bookstore will not be easily reversible should one ever want to use the building as a theatre again.

Chapters intends to restore the auditorium as well as the exterior. The enclosed second floor screening room which was installed in the 1980, will be removed and the auditorium will once again be open. The ceiling, proscenium arch and decorative plaster shell cornice will be restored and visible to public view. A new balcony or mezzanine level will be introduced. Plaster elements that are in poor condition or damaged will be restored and the period lighting will also be made workable. The stage area, including the flytower and related stage artifacts, will be not be disturbed and form part of the Chapters Bookstore. A new stepped floor will be added on top of the existing but the sides will pulled away from the side walls so as not to interrupt the pattern and detail of the pilasters along each wall. This will also provides shoppers with circulation aisles.

In order to provide street frontage and circulation, the current vestibule, lobby and side retail areas will be opened . This will require the removal of walls and lateral stairs to the balcony that now define the front areas of the theatre, ie., the vestibule, the lobby and the two retail stores to each side of the entrance. A sense of the historical spatial relationships will be interpreted by retaining the ceiling plan, including the dome, beams and plaster work, as well as the floor plan such as the terrazzo flooring in the vestibule area and other details as practically possible. The 1940's ticket booth will be retained in its present location.

The "architectural intent" also refers to restoring the 1928 marquee or awning as well as the vertical projecting sign. Removing the current sign will enable to "see" what exactly is behind the current sign. Chapters intends to add a window in this area which, on the surface, appears to acceptable.

Any new replacement elements such as windows and doors will be designed in a manner appropriate to the 1928 design. New store fixtures and lighting however will be designed as contemporary elements within the historic setting.

Conclusion:

The alterations required to adapt this 1928 theatre to a new use, a bookstore, requires compromises. All adaptive re-use developments do and this one is no exception. The questions then are: are the alterations absolutely needed to convert this theatre; if so how do we assure that they will be executed in a manner that does not detract from the historical and architectural significance; and how will the historic resource benefit from this proposal.

We acknowledge that it is regrettable that the lateral staircases cannot be retained as this would reinforce the historical pattern of circulation. We also have concern that the applicant may not be able to implement, for economic or architectural reasons, the proposed changes as intended, in particular the preservation of the dome and restoration of historical plaster and the marquee.

To that end, staff can support the proposed alterations in principle as contained in their "architectural intent", on the following conditions:

-The owner agree to enter into a Heritage Easement Agreement;

-a conservation architect is hired to review, comment and supervise the restoration components of the conversion;

-building permit plans are completed to the satisfaction of staff; and

-a letter of credit is posted to assure that the heritage components can be restored and or protected in the event the proposal fails to be completed.

3.Urban Planning and Development Services (November 16, 1998).

Zoning Review

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

Other Applicable Legislation and Required Approvals

1.The proposal 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 property is designated historical, and the proposal requires 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.

4.Works and Emergency Services (December 3, 1998)

Recommendations:

1.That the owner be required, as a condition of approval of the plans and drawings for the project, to:

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

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

2. That the owner be advised 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, including the proposed canopy, and to obtain any permits related to streetscape and construction activity, if required; and

3.That the owner be advised that the proposed sign within the Bloor Street West road allowance is not permitted.

Comments:

Location

South side of Bloor Street West, west side of Runnymede Road.

Proposal

To convert the existing theatre building into a Chapters Book Store comprising a total floor area of 2080 m².

The proposal was dealt with in a Departmental report dated December 1, 1998. The above consolidated recommendations supersede the recommendations contained in the previous report, including the recommendation requiring revised plans, which has been satisfied.

Parking

No off-street parking is proposed to be provided for this project. Given that the use of the premises as a Chapters Book Store was approved by the Ontario Municipal Board, and that it was acknowledged at the OMB hearing that the Zoning By-law does not require the provision of parking, and further, recognizing that the current theatre use does not provide parking and that the building is designated under the Ontario Heritage Act, the non-provision of off-street parking is acceptable.

The plans show the provision of two boulevard parking spaces within the Runnymede Road street allowance which have been approved by this Department.

Loading

Staff of this Department previously investigated potential loading arrangements for this project. Given the constraints imposed by the retention of the existing historic building, recognizing that the Zoning By-law does not require the provision of on-site loading facilities and that other options to provide loading have proved to be unworkable, it appears that there is no alternative than to serve this development with on-street loading/unloading from Runnymede Road.

Refuse Collection

This project is classified as large commercial, which is not eligible for City refuse and recyclable materials collection. Therefore, the owner must retain the services of a private refuse collection firm.

Material Recovery and Waste Reduction Plan

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

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

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

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

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

The owner is advised that staff of the Solid Waste Collections Section (telephone no. 392-1040) will assist in the format and content requirements in the preparation of the plan.

Encroachments

The plans show that a proposed new sign and canopy would encroach onto the Bloor Street West road allowance. The proposed canopy must be an architectural feature which is removable and must not display any letters, numbers or other advertisement. The owner will be required to enter into an encroachment agreement with the City for this canopy and for further information is advised to contact Mr. K. Lane, Supervisor, Road Allowance Control Section (392-9312). The proposed "Chapter's" sign does not comply with By-law No. 118 and therefore, is not permitted.

Therefore, the inclusion of the sign and canopy on the site development plans does not imply their approval.

Work Within the Road Allowance/Permits

It will be necessary for the owner to submit a separate application to this Department in respect of any work within the road allowance and to obtain the necessary permits. The design of the Bloor Street West boulevard must meet this Department's guidelines for pedestrian accommodation, greening and aesthetics. In this regard, the applicant must provide, or preserve, a boulevard treatment consistent with the Bloor West Village B. I. A. streetscape standards. For clarification as to how these standards apply to this site, the applicant is advised to contact Jody Rosenblatt, Manager, Streetscape Program at 392-3808. The applicant is responsible for obtaining the necessary streetscape permits, if required, prior to construction. Other permits related to construction activity may also be required and the applicant is advised to contact the Road Allowance Control Section (RACS) at 392-4960 regarding the site specific permit/licence requirements.

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The Toronto Community Council also submits the following report (November 25, 1998) from the City Solicitor:

Purpose:

The purpose of this report is to advise of the outcome of the Ontario Municipal Board Hearing held with respect to 2223 Bloor Street West - Runnymede Theatre.

Funding Sources, Financial Implications and Impact Statement:

There are no financial implications.

Recommendations:

That is report be received for information.

Council Reference/Background/History:

Toronto City Council, at its meeting on October 1 and 2, 1998, amended and adopted the September 16, 1998 report by the Commissioner of Urban Planning and Development regarding the subject premises. In so doing Council instructed the City Solicitor to appear before the Ontario Municipal Board ("the Board") and to retain an outside planner, if necessary, in opposition to a proposal to permit the conversion of the Runnymede Theatre into a Chapters Bookstore.

The applicant required variances as (1) the theatre is "split" zoned under the zoning by-law such that the proposed retail use is not currently permitted in the rear portion of the building and, (2) the by-law limits the amount of non-residential gross floor area that can be used for retail use to 1,800 square metres whereas the applicant was seeking 2,178 square metres of retail use. Those variances had been approved by the Committee of Adjustment and that decision was appealed by a number of area residents.

Comments and/or Discussion and/or Justification:

At the hearing before the Board, the City and area residents presented their concerns regarding the lack of a proper planning process over this particular proposal, the proposed use, historical preservation, traffic and parking.

In its Order issued on November 5, 1998, the Board held that the proposal met all four tests under the Planning Act for the approval of minor variances. The application was approved subject to the condition that the use be limited to the retail sale of books, magazines, and similar and related goods as well as an ancillary café.

In his decision, the Board Member, Mr. Yao, held that allowing the residents' appeal would have the effect of "ensuring the destruction of the theatre", whereas the variances requested would "permit the retention of the building and internal ornamentation". Mr. Yao did however express concern over the divisiveness caused by the proposal, and set out his hope that there would be productive interchanges between the parties with respect to the site plan and heritage approval negotiations.

Further to this concern, the Board Member made the following suggestions:

1.It would have been helpful for either of the parties to have been able to call upon a mediation service prior to the Board hearing in order to facilitate the exchange of information.

2.The City might take note of the citizen concerns raised during the hearing, particularly in respect of the impact of "big box" stores on established retail strips.

3.The parties should be encouraged to establish an atmosphere of mutual respect. In particular, the application proponents could have provided plans to the area residents and local Councillors before the hearing.

Concerning the issues of traffic and parking, the Board held that there was no point in tying the variances to a traffic study. The applicant, through his counsel, had provided the Board with an Undertaking that he would produce a parking study for this area for the City for information purposes.

Conclusions:

The Board approved the subject application emphasizing that this approval would result in the retention of the building's historical structure and internal ornamentation. The Board also expressed its view that a better mediation and communication process should have been established, prior to the hearing, and that the City may wish to address the issue of "big box" retail in established commercial strips.

The City and the applicant are now in the process of negotiating the site plan and historical approvals. In this regard I understand that a report from Heritage Toronto is also before Toronto community Council with respect to the application.

Contact Name:

Marc Kemerer

Telephone:(416) 392-1228

Fax:(416) 392-0024

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

The Toronto Community Council also submits the following communication (December3,1998) from Councillor Korwin-Kuczynski:

I am writing to you regarding the site plan application No. 398100 to permit a conversion of a theatre (Runnymede Theatre) to a Chapters Bookstore at 2223 Bloor Street West and alteration to a designated property under part IV of the Ontario Heritage Act. As I will be unable to attend Toronto Community Council on December 10, 1998, I submit the following for your consideration:

As one of the Ward 19 Councillors, I was disappointed with the decision approved at the Ontario Municipal Board regarding the Runnymede Theatre. At this time, I concur with the report submitted by the Commissioner of Urban Planning and Development Services and with regards to the application for Alteration to a Designated Property, the Toronto Historical Board have also given their approval, subject to the recommendations contained in this report, which I support.

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The Toronto Community Council reports, for the information of Council, having also had before it during consideration of the foregoing matter, a communication (November 18, 1998) from Mr.Michael B. Morrisey, addressed to the Chair, Heritage Toronto, and a copy thereof is on file in the office of the City Clerk.

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

-Mr. Adam Brown, Brown, Dryer, Karol, Barristers & Solicitors;

-Mr. D. W. Jennison, Toronto, Ontario;

-Mr. Richard D'Iorio, Toronto, Ontario;

-Mr. Andrew Furman, Toronto, Ontario; and

-Ms. Joan Miles, Toronto, Ontario.