IMPACT OF ADDITIONAL RESIDENTIAL DENSITY ON

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IMPACT OF ADDITIONAL RESIDENTIAL DENSITY ON
NORTH TORONTO COLLEGIATE INSTITUTE COMMUNITY
Redevelopment of North Toronto Collegiate
Institute February 19,
2004 Architects Crang and Boake Inc. Teeple
Architects
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EXISTING SITE PLAN

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NUMBER OF UNITS

• UNDER EXISTING OFFICIAL PLAN
• Suitable for residential development for a
  variety of household types
• Mixed 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

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

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PEOPLE

• PROJECTED NUMBER
• Toronto School Board Site
• North Toronto Collegiate Institute
  1200
• Residential (2 Towers) 610
• Toronto Parking Authority Site
• Conseil Scolaire de District Catholique 500
• Residential (1 Tower) 315

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TRAFFIC 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 more
• Adequate provision of alternate routes available
  during times of congestion
• Site accesses will function satisfactorily
• Proposed development will provide adequate
  parking
• Net increase projected for 2006 will create less
  than half a percent increase in turning movements
  at adjacent intersections

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UNDERGROUND ACCESS POINTS

• 2 Accesses Toward West End of Site
• SERVICE ACCESS
• Broadway Avenue
• (150m from Yonge St.)
• Roehampton Avenue
• ( 65m from Yonge St.)
• 4 All-Move Accesses
• Located at each corner of site

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PARKING
EXISTING SPACES Toronto Parking
Authority 128 North Toronto Collegiate Institute
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• PROJECTED BELOW GRADE
• SPACES
• Placement of underground parking facilitates
• urban spaces, pedestrian orientation, and
• greater efficiency in use of land for housing
• and open space
• Toronto School Board Site
• North Toronto Collegiate Institute 70-75
• Residential (2 Towers) 230-365
• Toronto Parking Authority Site
• Conseil Scolaire de District Catholique 53-58
• Residential (1 Tower) 120-185

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P1 LAYOUT
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P2 LAYOUT
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BUS DROP OFF

• Further reduction in surface traffic will be
  achieved by providing parking underground.
• The underground street will be designed to
  appropriate criteria for vertical clearance as
  well as horizontal and 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.

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SECURITY

• Separation between residential and school uses
• Higher than normal light levels
• Walking patrols at intervals and after hours
• Elevator access on each level of parking
• Adherence to current standards available for
  security and monitoring
• Maintenance. Residential parking structures shall
  be well-maintained, as trash and graffiti may
  leave the impression that the facility is not
  secure.

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SHADOWING

• 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.

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AUTUMN (Existing Shadowing)
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AUTUMN (New Shadowing)
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WINTER (Existing Shadowing)
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WINTER (New Shadowing)
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VERNAL (Existing Shadowing)
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VERNAL (New Shadowing)
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SUMMER (Existing Shadowing)
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SUMMER (New Shadowing)
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SERVICING

• GARBAGE
• All handling of garbage below grade
• GARAGE VENTILATION
• Designed to mechanical code standard
• providing suitable quantities of air
• exchanges

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GREEN SPACE

• By creating taller residential developments with
• smaller floor plates, more space at grade can be
• preserved for public use.
• EXISTING
• Green 11,325 m2
• Built 5,933 m2
• Parking 7,764 m2
• POST-DEVELOPMENT
• Green 15,757 m2
• Built 9,265 m2

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COMMUNITY ENHANCED

• New development frames the new green space,
  rendering it easily accessible to the community
• We have allowed for a regulation size playing
  field, on a north-south orientation, ideal for
  games
• Tall slender buildings offset by the schools,
  forming a street-related public base, highly
  appropriate form of urban development for site