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IMPACT OF ADDITIONAL RESIDENTIAL DENSITY ON

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. EXISTING SITE PLAN. NUMBER OF UNITS. PROPOSED

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IMPACT OF ADDITIONAL RESIDENTIAL DENSITY ON

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  1. 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

  2. EXISTING SITE PLAN

  3. NUMBER OF UNITS PROPOSED • A mix of heights proposed ranging from 24 to 30floors • 560 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

  4. 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 EXISTING NUMBER North Toronto Collegiate Institute 900

  5. 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

  6. 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

  7. PARKING EXISTING SPACES Toronto Parking Authority 128 North Toronto Collegiate Institute 56 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

  8. P1 LAYOUT

  9. P2 LAYOUT

  10. 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.

  11. 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.

  12. 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.

  13. AUTUMN (Existing Shadowing)

  14. AUTUMN (New Shadowing)

  15. WINTER (Existing Shadowing)

  16. WINTER (New Shadowing)

  17. VERNAL (Existing Shadowing)

  18. VERNAL (New Shadowing)

  19. SUMMER (Existing Shadowing)

  20. SUMMER (New Shadowing)

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

  22. 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

  23. 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

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