IMPACT OF ADDITIONAL IMPACT OF ADDITIONAL RESIDENTIAL DENSITY ONRESIDENTIAL DENSITY ON IMPACT OF ADDITIONAL IMPACT OF ADDITIONAL

RESIDENTIAL DENSITY ONRESIDENTIAL DENSITY ON

Redevelopment of North Toronto Collegiate Institute Redevelopment of North Toronto Collegiate Institute February 19, February 19, 20042004

Architects Crang and Boake Inc. Architects Crang and Boake Inc.

Teeple ArchitectsTeeple Architects

NORTH TORONTO NORTH TORONTO COLLEGIATE INSTITUTE COLLEGIATE INSTITUTE

COMMUNITYCOMMUNITY

EXISTING SITE PLANEXISTING SITE PLANEXISTING SITE PLANEXISTING SITE PLAN

NUMBER OF UNITSNUMBER OF UNITSNUMBER OF UNITSNUMBER OF UNITS

PROPOSEDPROPOSED A mix of heights proposed ranging from 24 to 30 floors 560 Units

UNDER EXISTING OFFICIAL PLANUNDER EXISTING OFFICIAL PLAN Suitable for residential development for a variety of household types Mixed Commercial Residential AreaMixed Commercial Residential Area City has allowed a number of projects in the area to exceed the zoned density

and height depending on the urban design, built form and architecture

PEOPLEPEOPLEPEOPLEPEOPLE

PROJECTED NUMBERPROJECTED NUMBER

Toronto School Board SiteToronto School Board Site– North Toronto Collegiate Institute 1200– Residential (2 Towers) 610

Toronto Parking Authority SiteToronto Parking Authority Site– Conseil Scolaire de District Catholique 500– Residential (1 Tower) 315

EXISTING NUMBEREXISTING NUMBERNorth Toronto Collegiate Institute 900

TRAFFIC IMPACTTRAFFIC IMPACTTRAFFIC IMPACTTRAFFIC IMPACT Traffic generated by proposed development will have minimal impact

on traffic operations as site is in area with a grid network

A significant impact means 5% or moreA significant impact means 5% or more

Adequate provision of alternate routes available during times of congestion

Site accesses will function satisfactorilySite accesses will function satisfactorily

Proposed development will provide adequate parking Net increase projected for 2006 will create less than half a percent Net increase projected for 2006 will create less than half a percent

increase in turning movements at adjacent intersectionsincrease in turning movements at adjacent intersections

UNDERGROUND UNDERGROUND ACCESS POINTSACCESS POINTSUNDERGROUND UNDERGROUND ACCESS POINTSACCESS POINTS2 Accesses Toward West End of Site2 Accesses Toward West End of Site

SERVICE ACCESSSERVICE ACCESS

Broadway Avenue (150m from Yonge St.)

Roehampton Avenue ( 65m from Yonge St.)

4 All-Move Accesses4 All-Move Accesses Located at each corner of site

PARKINGPARKINGPARKINGPARKING

PROJECTED BELOW GRADE PROJECTED BELOW GRADE SPACESSPACESPlacement of underground parking facilitates urban spaces, pedestrian orientation, and greater efficiency in use of land for housingand open space

Toronto School Board SiteToronto School Board Site North Toronto Collegiate Institute 70-75 Residential (2 Towers) 230-365

Toronto Parking Authority SiteToronto Parking Authority Site Conseil Scolaire de District Catholique 53-58 Residential (1 Tower) 120-185

EXISTING SPACESEXISTING SPACESToronto Parking Authority 128 North Toronto Collegiate Institute 56

P1 LAYOUTP1 LAYOUTP1 LAYOUTP1 LAYOUT

P2 LAYOUTP2 LAYOUTP2 LAYOUTP2 LAYOUT

BUS DROP OFFBUS DROP OFFBUS DROP OFFBUS DROP OFF

Further reduction in surface traffic will be achieved by providing parking underground.

The underground street will be designed to appropriate The underground street will be designed to appropriate criteria for vertical clearance as well as horizontal and criteria for vertical clearance as well as horizontal and vertical curvature, which will allow for bus traffic. vertical curvature, which will allow for bus traffic.

The bus facility can be developed for parking or as a passenger drop-off and pickup facility with direct access to the schools.

SECURITYSECURITYSECURITYSECURITY

Separation between residential and school uses

Higher than normal light levels Higher than normal light levels

Walking patrols at intervals and after hours

Elevator access on each level of parkingElevator access on each level of parking

Adherence to current standards available for security and monitoring

Maintenance. Residential parking structures shall be well-maintained, Maintenance. Residential parking structures shall be well-maintained, as trash and graffiti may leave the impression that the facility is not as trash and graffiti may leave the impression that the facility is not secure.secure.

SHADOWINGSHADOWINGSHADOWINGSHADOWING

Smaller floor plate point towers are preferred to slab block development as they diminish shadow impact on adjacent properties.

Shadows created are narrower and time duration is shorter across adjacent sides.

AUTUMN AUTUMN (Existing Shadowing)AUTUMN AUTUMN (Existing Shadowing)

AUTUMNAUTUMN (New Shadowing)AUTUMNAUTUMN (New Shadowing)

WINTER WINTER (Existing Shadowing)WINTER WINTER (Existing Shadowing)

WINTER WINTER (New Shadowing)WINTER WINTER (New Shadowing)

VERNALVERNAL (Existing Shadowing)VERNALVERNAL (Existing Shadowing)

VERNALVERNAL (New Shadowing)VERNALVERNAL (New Shadowing)

SUMMERSUMMER (Existing Shadowing)SUMMERSUMMER (Existing Shadowing)

SUMMERSUMMER (New Shadowing)SUMMERSUMMER (New Shadowing)

SERVICINGSERVICINGSERVICINGSERVICING

GARBAGEGARBAGEAll handling of garbage below grade

GARAGE VENTILATIONGARAGE VENTILATION Designed to mechanical code & standardproviding suitable quantities of air exchanges

GREEN SPACEGREEN SPACEGREEN SPACEGREEN SPACEBy creating taller residential developments with smaller floor plates, more space at grade can be preserved for public use.

EXISTINGEXISTING– Green 11,325 m2 – Built 5,933 m2– Parking 7,764 m2

POST-DEVELOPMENTPOST-DEVELOPMENT– GreenGreen 15,757 m215,757 m2– BuiltBuilt 9,265 m2 9,265 m2

COMMUNITY ENHANCEDCOMMUNITY ENHANCEDCOMMUNITY ENHANCEDCOMMUNITY ENHANCED New development

“frames” the new green space, rendering it easily accessible to the community

We have allowed for a We have allowed for a regulation size playing regulation size playing field, on a north-south field, on a north-south orientation, ideal for orientation, ideal for gamesgames

Tall slender buildings offset by the schools, forming a street-related public base, highly appropriate form of urban development for site