IMPACT OF ADDITIONAL
RESIDENTIAL DENSITY ON
NORTH TORONTO COLLEGIATE
INSTITUTE COMMUNITY
Redevelopment of North Toronto Collegiate Institute
Architects Crang and Boake Inc.
Teeple Architects
February 19, 2004
EXISTING SITE PLAN
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
PEOPLE
EXISTING NUMBER
North Toronto Collegiate Institute
900
PROJECTED NUMBER
Toronto School Board Site
– North Toronto Collegiate Institute
– Residential (2 Towers)
1200
610
Toronto Parking Authority Site
– Conseil Scolaire de District Catholique
– Residential (1 Tower)
500
315
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
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
PARKING
EXISTING SPACES
Toronto Parking Authority 128
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
Residential (2 Towers)
70-75
230-365
Toronto Parking Authority Site


Conseil Scolaire de District Catholique 53-58
Residential (1 Tower)
120-185
North Toronto Collegiate Institute
56
P1 LAYOUT
P2 LAYOUT
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.
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 wellmaintained, as trash and graffiti may leave the impression that the
facility is not secure.
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.
AUTUMN (Existing Shadowing)
AUTUMN (New Shadowing)
WINTER (Existing Shadowing)
WINTER (New Shadowing)
VERNAL (Existing Shadowing)
VERNAL (New Shadowing)
SUMMER (Existing Shadowing)
SUMMER (New Shadowing)
SERVICING
 GARBAGE
All handling of garbage below grade
 GARAGE VENTILATION
Designed to mechanical code & standard
providing suitable quantities of air
exchanges
GREEN SPACE
By creating taller residential developments with
smaller floor plates, more space at grade can be
preserved for public use.
EXISTING
–
–
–
Green
Built
Parking
11,325 m2
5,933 m2
7,764 m2
POST-DEVELOPMENT
–
–
Green
Built
15,757 m2
9,265 m2
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