Our File No.: 143277 December 3, 2018 Goodmans Attention ... · As a result of these discussions,...

CC1.21 - Confidential Attachment 2 - made public on December 19, 2018

Goodmans

December 3, 2018

Our File No.: 143277

Without Prejudice

City of Toronto Legal Services Metro Hall 26th Floor, 55 John Street Toronto, ON M5V 3C6

Attention: Sara Amini

Dear Sirs/Mesdames:

Barristers & Solicitors

Bay Adelaide Centre - West Tower 333 Bay Street, Suite 3400 Toronto, Ontario M5H 2S7

Telephone: 416.979.2211 Facsimile: 416.979.1234 good mans.ca

Direct Line: 416.597.4299 dbronski I [email protected]

Re: LPAT Case No. PL140705-170 Spadina Avenue and 3, 5 and 7 Cameron Street Without Prejudice Revisions re. Hearing Continuation - January 10, 2019

As you know, we are solicitors for Queen Spadina Residences Corporation, who is the owner of the property known municipally as 170 Spadina A venue (the "Property") and the appellant in the above-noted matter. In a decision issued February 6, 2017, the Ontario Municipal Board (as it was then known) directed certain revisions to the proposed redevelopment of the Property.

Our client has worked diligently with City staff to achieve these revisions and appreciates the hard work of City staff in this regard. As a result of these discussions, we are writing on a without prejudice basis to propose revisions to satisfy remaining matters relating to built form.

• Built Form: The City does not object to the proposed built form as illustrated on the attached plans and drawings dated November 27, 2018, which includes rear angular plane encroachments and the 8.0 metre ground floor setback.

• Unit Mix: Our client agrees to construct a building on the subject site with a unit mix that includes a minimum of 3 7% two bedroom · units and an additional 10% three-bedroom units, as a percentage of the total number of units.

• Parking: The City does not object to the proposed vehicular parking ratio of 0.06 visitor vehicular spaces per unit and 0.15 resident vehicular spaces per unit, for a combined ratio of 0.21 vehicular spaces per unit.

Goodmans Page 2

Please note that this settlement offer will remain open until the conclusion of the City Council meeting scheduled to commence on December 13, 2018.

Yours truly,

Goodmans LLP

David Bronskill DJB/

encls. cc: Graig Uens, City Planning

Client

6883742

14096 - 170 SPADINA2018-11-26

sm sf sm sf sm sf sm sf sm sf

Mech Penthouse 295.15 1 295.2 147.5 147.6 1,589 143.3 151.9 1,63512 794 1 794.0 34.8 759.2 8,172 21.7 772.2 8,312 0 2 1 1 4 811 848 1 848.4 39.2 809.2 8,710 21.7 826.8 8,899 3 1 5 2 1110 902 1 901.7 39.8 861.9 9,277 21.3 880.4 9,476 4 1 5 0 2 12

9 955 1 954.8 35.2 919.6 9,899 21.3 933.5 10,048 4 1 6 1 1 138 1,007 1 1,006.7 35.0 971.7 10,459 21.6 985.1 10,604 4 2 6 1 1 147 1,163 1 1,162.7 35.3 1,127.4 12,135 21.4 1,141.3 12,285 3 8 6 1 186 1,163 1 1,162.7 35.3 1,127.4 12,135 21.4 1,141.3 12,285 3 8 6 1 185 1,163 1 1,162.7 35.3 1,127.4 12,135 21.4 1,141.3 12,285 3 8 6 1 184 1,164 1 1,164.0 34.9 1,129.1 12,154 21.5 1,142.6 12,298 5 6 6 1 183 1,164 1 1,164.0 34.9 1,129.1 12,154 21.5 1,142.6 12,298 5 6 6 1 182 1,175 1 1,175.0 34.9 1,140.1 12,272 22.0 1,153.0 12,411 1 6 6 1 14

Mezzanine 943.5 1 943.5 301.1 642.4 6,914 338.9 604.6 6,507Ground 910.6 1 910.6 173.8 318.3 3,426 418.6 4,506 139.0 353.0 3,800 418.6 4,506 2 2

P1 1646 1 1,646.0 1,530.9 115.1 1,239 0.0 1415.7 230.3 2,479 0.0 0

12,325.4 132,671 12,599.7 135,623 0 0Indoor Amenity Deduction 196.8 Indoor Amenity Deduction 196.8

15,291.9 12,128.6 418.6 12,402.9 418.6 0 37 48 59 2 16 2 1640% 23% 29% 36% 1% 10% 1% 99% % of Suite Type

Site Area 1,764.80 sm Required Amenity Provided Amenity BF 2 24 Barrier Free Unit RequiredBF 4 28 Barrier Free Unit Provided

Total NON-RES GFA 418.59 sm Indoor Amenity = 196.8 sm (1.2 sm/unit) 207 smTotal RESIDENTIAL 12,128.61 sm Outdoor Amenity = 344.4 sm (2.1 sm/unit) 345

PARKINGCombined RES & NON-RES Gross Floor Area Totals 12,547.2 by-law 569-2013 12,821.5 by-law 438-86 Loading = 1 x Type G loading `

Res Floor Space Index R 6.87 C 0.24 R 7.03 C 0.24 Visitor = 10 spaces (0.06 ratio)Floor Space Index (FSI) Res AND Non-Res 7.11 T 7.27 Residents = 26 spaces (0.15 ratio) `

Total = 36 spaces (0.21 ratio)

GFA (Non-Res)City-Wide By-Law 569-2013

NRGFAFormer By-Law 438-86

BEL

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1 Bdrm

Are

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(no exclusions)

TOTA

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569-2013 GFA

Exempt* (sm)

438-86GFA

Exempt** (sm)

No. Typ. Floors

GBA/Typ. Floor (sm) GFA (Res)

*10 Units are Proposed Rental Replacement Units - included in the unitnumber

13 912 12

1 Bdrm +Den

2 Bdrm +Den

Res Saleable Area (sf) Retail Useable

Area (sf)2 Bdrm 3 BdrmTotal

Suites

Suite Breakdown

Bach

UPUP

UP

UP

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N 17°12'45"W

(P1)

(P1,MEAS)

(P,P1,MEAS)

N74°24'55"E (P1)

(P1,MEAS)N74°25'30"E (P1)

(P1,MEAS)

N16°10'55"W

(P1)

(P1,SET)

N73°56'00"E (P1)

(P1,SET)

N16°11'00"W

(P1)

N74°15'20"E (P1)(P1,MEAS)

23.10 (P1,MEAS)

1.42N60°56'10"W

2.59

N15°21 '30"W

21.55(P)(MEAS)(MEAS)

(P,MEAS)

(MEAS)

SIGN

SIGN0.14E

SIGN0.13E

APPR

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ENTR

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F PA

VEM

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PAR

KIN

GM

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PIN 21238-0186 (LT)

PIN 21238-0167 (LT)

PIN 21205-0199 (LT)

PIN 21238-0156 (LT) 0160 (LT)

PIN 21238-

PIN 21238 - 0163 (LT)

PIN 21238-0161 (LT)PIN 21238-0153(LT) PIN 21238-0154(LT) PIN 21238-0155(LT)

CAMERON

STREET

SPADINA

AVENUE

(BY REGISTERED PLAN D-280)

LOT 6

LOT 31 LOT 32

LOT B LOT CREGISTERED PLAN D-280

(BY REGISTERED PLAN D-10)

REGISTERED PLAN D-280

SUBJECT TO RIGHT-OF-WAYAS IN CA812395

RIGHT-OF-WAY AS IN CT457628

RIGHT - OF - WAY AS IN CA171486 & CA171487

PART 2 PART 4

PART 2

PLAN 63R-1039 PLAN 66R-23596PART 4

PART 5

PART 4 ABOVEAND BELLOW

PART 1

PART 3PART 1

PART 5

META

L GATE

WK

LS

0.29

25.38

39.40

30.3

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13.77

3.05

4.69

3.05

27.3

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22.33

18.3

0

21.59

N73°49'45"EN74°11'40"E

N16

°12'

55"W

N16

°17'

15"W

N74°21'00"E

N17

°15'

00"W

N74°22'30"E 21.35

N73°55'55"E

CC

CC

IB

IB

IB(OU)

CC(RC)

(SVNG)

(OU)

(OU)

CUT ARROW0.04E (P1,M)

(SVNG)

SIB(CTS)

(WIT)

CC(WIT)1.00W(PROD)

BIKERACK

BIKERACK

1.0%

2.0%

1.0%

2.1%

1.0%

2.4%2.0%

3.2%

1.7%

2.0%

2.0% 1.0%

5.0%

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1.5%

2.5%

4.0%

3.2%

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3.0%

4.3%

4.7%

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3.5%

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1.7%

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2.6%

1.8% 2.6%

4.0% 0.8%

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SU - Single U nit Truck, zero corr ection

Unit Truck, zero

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PROPERTY LINE

MAIN BUILDING ENTRANCE

LINE OF UNDER GROUND GARAGE BELOW

FINISH FLOOR ELEVATION

F.F.E.

BUILDING ENVELOPE

00000 TOP OF ROOF

BUILDING ENTRANCE(SECONDARY)

EXIT

VEHICLE / LOADING ENTRANCE / EXIT

00000PROPOSED ELEVATION

FIRE ACCESS ROUTEHEAVY DUTY PAVING.ASSEMBLY TO BE DESIGNED TO MEET THE LOADS IMPOSED BY FIRE FIGHTING EQUIPMENT.

FIRE HYDRANT

SIAMESE CONNECTION

MANHOLE COVER

00000

EXISTING ELEVATION

CATCH BASIN

EXISTING LIGHT

AREA DRAIN

A4012

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AIR INTAKE GRILL

VEHICULAR SECURITY GATE WITH SIGN "NO ENTRY-PRIVATE DRIVE AUTHORIZED VEHICLES ONLY"

SID

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K

FIRE HYDRANT

AIR EXHAUST GRILL

PRIVATE LANE

11 CAMERON STREET

11 STOREYS10 STOREYS9 STOREYS8 STOREYS7 STOREYS

3104

H2

A4521

14

LINE OF PARKING BELOW


LINE OF PARKING

BELOW



LINE OF BUILDING AT GRADE

LINE OF BUILDING AT

GRADE

LINE OF BUILDING AT GRADE

LINE OF BUILDING AT

GRADE

LINE OF BUILDING AT

GRADE

C3 C5

PA PB1 P

8

13

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P2

P5

P6

P14

P3

6

P9

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12 STOREYS

NEW 12-STOREY CONDOMINIUM BUILDING

MECHANICAL PENTHOUSE

GROUND FLOOR FFL: 92.25mTOFR: 132.85mBUILDING HEIGHT: 40.60mOVERALL BUILDING HEIGHT: 46.80m

12 STOREYS

TOFR: 132.85mHEIGHT: 40.60m







1 STOREY


3

B101.S2

A4031

TOFR: 135.91 HEIGHT: 43.66m

TOFR: 138.66HEIGHT: 46.41m

ELEVATOR OVERRUN

755

3000 3000 3000 3000

N74°21'00"EN74°25'30" E (P1)

39.40 (P1, MEAS)

N73°55'55"E (MEAS)21.59 (MEAS)21.55 (P)

N17

°15'

00"W

N17

°12'

45"W

(P1)

18.3

0 (P

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AS

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(P1,

ME

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)

3.0

5 (P

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N74°24'55"E (P1)N74°22'30" E 21.35 (MEAS) N74°11'40"E

N74°15'20" E (P1)25.38 (P1,MEAS)22.33 N73°56'00"E (P1)

N73°49'45" E

13.77 (P1,SET)

N16

°12'

55"W

N16

°10'

55" W

(P1)

27.3

1

RETAIL ENTRANCE AT GRADE

RESIDENTIALENTRANCE AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

ACCESS TO GARBAGE ROOM AND MOVING AT GRADE

VEHICLE ENTRANCE AT GRADE

GARBAGE RETAIL

ACCESS TO TH

ACCESS TO TH

14SM STAGING AREA

4000

1300

0

SIAMESE CONNECTION

7 STOREYS


7 STOREYS


12 STOREYS


3150 4130

2099

BALCONIES ABOVE BALCONIES ABOVE

1845 3

199

9086

3163

7990

10759

FIRE HYDRANT

SIAMESE CONNECTION

4096

1

27600

A101.a3

ARTIFICIAL PLANTINGS (TBD) IN RAISED CONCRETE PLANTER.


RAISED CONCRETE CURB

8 BIKE RINGS16 BIKE SPACES

PRIVACY FENCE


TYPE G LOADING SPACE

1) THE LOADING AREA TO BE CONSTRUCTED OF 200mm THICK REINFORCED CONCRETE 2) THE SLOPE OF ACCESS ROUTE SHALL NOT EXCEED 8%3) VERTICAL CLEARANCE THROUGHOUT TEH TYPE G LOADING SPACE TO BE 6.1m4) VERTICAL CLEARANCE THROUGHOUT THE ACCESS ROTE TO BE 4.1m5)13mx4m, +/- 2%6) TRAINED STAFF TO ASSIST BIN SHUFFLING DURING GARBAGE PICK-UP OPERATION

STAGING AREA

1) THE STAGING AREA TO BE CONSTRUCTED OF 200mm THICK REINFORCED CONCRETE 2) THE SLOPE OF STAGING PAD SHALL NOT EXCEED 2%3) VERTICAL CLEARANCE THROUGHOUT TEH STAGING AREA TOBE 6.1m4) STAFF WILL BE ON-SITE TO MOVE BINS TO THE LOADING BAY5) THE RETAIL COLLECTION DAYS AND THE RESIDENTIALCOLLECTION DAYS TO BE SCHEDULED ON DIFFERENT DAYS

EX

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ENTRANCE DRIVEWAY


SID

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LINE OF PARKING

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LINE OF BUILDING AT

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URBAN ENTRANCE WIDENING TO BE AS PER CITY STANDARD T-310.050-1

URBAN ENTRANCE WIDENING TO BE AS PER CITY STANDARD T-310.050-1

MH2ATOP 92.24

EXISTING PARKING PAY STATION TO BE ELOCATED

TREE PROTECTION HOARDINGREFER TO LANDSCAPE PLAN


EXISTING STREET TREE




EXISTING BIKE RACKS (3)

EXISTING BIKE RACKS

EXISTING SIDEWALK

EXISTING SIDEWALK

EXISTING SIDEWALK

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SAN CONTROL MHTOP 92.31

STM CONTROL MHTOP 91.60

SIAMESE CONNECTION

1 BIKE RINGS2 BIKE SPACESAT GRADE

2 BIKE RINGS4 BIKE SPACESAT GRADE

91.77 91.6291.6991.73

92.20 TC

92.32

92.18HP

92.17 92.02

91.85

91.8592.00

91.73

91.46

91.56 TOP

91.80 TOP

91.90

92.00

92.23

92.24 TC92.20

92.34 TC92.2992.30

92.35 TC92.3092.35

92.36

92.07 92.22 TC

91.90

92.25

92.20

92.14 TC

92.07 TC

92.04 TC

91.98 TC

91.82

92.05

92.12

92.13

92.1392.28 TC

92.45 TC

91.7791.87

91.81

91.84

91.82

91.77 TOP

91.70 TOP91.80 HP

91.85 91.85

91.85

91.78 TOP 91.15

91.20

91.34

91.60 TOP

92.31 TOP

91.61

91.10TC

30501500

7100

2000

4500

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3 28 9

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92.24

92.2792.35 TC

GROUNDWATER SAMPLING ACCESS POINT- REFER TO CIVIL

C2 E2 J1

11

17

20

16

D2 I3

10

C4

PC PDPC1 PE1 PF1

PG PH

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PI

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Quadrangle

Quadrangle Architects Limited901 King Street West, Suite 701 Toronto, ON M5V 3H5t 416 598 1240 www.quadrangle.ca

P R O J E C T S C A L E D R A W N R E V I E W E D

I S S U E R E C O R D

R E V I S I O N R E C O R D

Note: This drawing is the property of the Architect and may not be reproduced orused without the expressed consent of the Architect. The Contractor is responsiblefor checking and verifying all levels and dimensions and shall report alldiscrepancies to the Architect and obtain clarification prior to commencing work.

for

2018

-11-

27 1

1:19

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170 Spadina, 1-7 Cameron Street

Toronto, ON

Site Plan

Queen Spadina ResidencesCorp.

14096 CQKN

A101

SSC

A101 SCALE: 1 : 100SITE PLAN1

A101Context Plan2

A101Survey Information3

Date No. Description

2018-10-18 SPA-Resubmission

UP

UP

UP

WM

WM

SU - Si ngle Unit Truc k, ze ro co rrec tion

BO

DOORSILL

BO

GV

UTILIT

Y POLE

GW

1

2

3

WK

EHW

DOORSILLDOORSILL

DOORSILL

DOOR

SILL

0.05∅

0.05∅

0.05∅

0.10∅

CO

NC

RET

E SI

DEW

ALK

TE S

IDEW

ALK

CO

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ALK

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BR

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CKI

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BR

ICKS

N 17°12'45"W

(P1)

(P1,MEAS)

(P,P1,MEAS)

N74°24'55"E (P1)

(P1,MEAS)N74°25'30"E (P1)

(P1,MEAS)

N16°10'55"W

(P1)

(P1,SET)

N73°56'00"E (P1)

(P1,SET)

N16°11'00"W

(P1)

N74°15'20"E (P1)(P1,MEAS)

23.10 (P1,MEAS)

1.42N60°56'10"W

2.59

N15°21'30"W

21.55(P)(MEAS)(MEAS)

(P,MEAS)

(MEAS)

SIGN

SIGN0.14E

SIGN0.13E

PIN 21238-0167 (LT)

PIN 21238 - 0163 (LT)

LOT 6

RIGHT-OF-WAY AS IN CT457628

RIGHT - OF - WAY AS IN CA171486 & CA171487

PART 2

PART 5

METAL GATE

WK

0.29

25.38

39.40

30.3

6

13.77

3.05

4.69

3.05

27.3

1

22.33

18.3

0

21.59

N73°49'45"EN74°11'40"E

N16

°12'

55"W

N16

°17'

15"W

N74°21'00"EN

17°1

5'00

"W

N74°22'30"E 21.35

N73°55'55"E

CC

CC

IB

IB

IB(OU)

CC(RC)

(SVNG)

(OU)

(OU)

CUT ARROW0.04E (P1,M)

(SVNG)

SIB(CTS)

(WIT)

CC(WIT)1.00W(PROD)

BIKERACK

BIKERACK

1.0%

2.0%

1.0%

2.1%

1.0%

2.4%2.0%

3.2%

1.7%

2.0%

2.0% 1.0%

5.0%

0.8%

1.5%

2.5%

4.0%

3.2%

2.7%

5.5%

2.8%

4.0%

3.0%

4.3%

4.7%

2.9%

1.3%

2.0%

2.0%

3.5%

4.0%

2.5%

1.7%

3.4%

1.1%

2.6%

1.8% 2.6%

4.0% 0.8%

2.0%

2.0%

2.0%

0.5%

2.0%

2.3%

3.0%

3.5%

5.0%

2. 4%

1.5%

2.0%

3.5% 3.3%

4.0%

1.1%

2.0%

1.0%

1.0%

1.0%

2.2%

1.0%

1.1%

2.2%

1.0%

2.6%

3.3%5.0%

2.5%

1.4%

1.1%

4.0%

CB CB

DN DN

UP

FHC

FHC

A4012

A4011

A4022

A4021

A B D F1 G1 H1 I1 J3 LA1 D3A2 JB2

1

2

4

12

21

22

B1 G HFE1D1 I

7

15

19A451

1

B4 I2B3

A50311

ELEV. 1BF

FFE

ELEV. 2

CONCIERGE

VESTIBULE6 m²

102

15.82m @15%

PRIVATE DRIVEWAY

SID

EW

ALK

ENTRANCE DRIVEWAY

11 CAMERON STREET

LINE OF BUILDING ON 2ND

LAN

DS

CA

PIN

G

OVERHEAD GARAGE DOOR TO UNDERGROUND PARKING GARAGE



SENSOR DETECTING VEHICLE NEAR TOP OF RAMP, AS PART OF A SIGNAGE AND RED LIGHT WARNING SYSTEM FOR VEHICLES EXITING THE GARAGE.

TYPE G LOADING SPACEA) 13.0M X 4.0M, +/- 2%B) 200MM CONCRETE PAD WITH REINFORCED STEEL +/- 2%C) TRAINED STAFF TO ASSIST BIN SHUFFLING DURINGGARBAGE PICK-UP OPERATIOND) STAGING AREA WILL BE 6.1M CLEAR HEIGHT. STAFF WILLBE ON-SITE TO MOVE BINS TO THE LOADING BAY.E)THE RETAIL COLLECTION DAYS AND THE RESIDENTIALCOLLECTION DAYS TO BE SCHEDULED ON DIFFERENT DAYS.

TRI-SORTER & COMPACTOR

LINE OF MEZZANINE FLOOR ABOVE

6m @5%

SID

EW

ALK

BULK ROOM10 m²

108

STAIR B11 m²

124

STAIR C4 m²

116STAIR D

6 m²

115

STAIR A6 m²

112

TH-B L140 m²432 ft²

TH-A L151 m²547 ft²

6 S

HO

RT

TER

M B

ICYC

LE P

AR

KIN

G S

PA

CE

S

14SM STAGING AREA

1778

3m @10%

FFE 91.53

GARBAGE & RECYCLE58 m²

109

FFE 92.25

RETAIL ENTRANCE AT GRADE

RESIDENTIALENTRANCE AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

EXIT AT GRADE

3174

2976

5945

553

2600

2135

818

896

1630

384

781

2599

2975 1618 1630 1245 1507 1093 1875 3350 1300 2855 2945 5800 5800 1175 4715 525 3200 4385 1450 1640

958 2290 9910 6100 6100 6100 6093 5497 3385 4385 1450 16406223 16010

GAS METER

1756

3010

TRENCH DRAIN

RES-G1

RES-G3

RES-R1

RES-R3

RES-O1

RES-O2

RETAIL-RRETAIL-W

MAIL TABLE

SHELF

A5029

H2

FFE 92.02

1A504

2A511

A4521

A5117

ENTER PHONE

PB

PB

1A503

A5028

LOBBY/ MAIL ROOM55 m²

101

2154

5790 RETAIL GFA481 m²5177 ft²

F7 C200

C200C200

C200

C250

C200

C200

B2a B2a

B2aB2aF6

B2a

B2a

C250

B2a

B2a

C250

C250

B2a

C250

B2a

B2a

C250

C200F6

C250

C200

F1 F1

P3

F6a

C250

2Db

B3

C250

3D

3D3D

3D

3D

3D

D-107b

D-106

D-110

STORAGE3 m²

104

F7

F2a

2Fa

2Fa

A4522

14

6592

C3 C5

8

13

6

C1

3

4089

1350

1350

1350

1350

1349

1256

1990

1255

1064

1350

1350

1350

5%10% 15%

88.98691.38091.680

3000 15960

9' -

10"

3000

19' -

10"

6050

RES-G2

1670

1223

1223

8%

1223

92.020

1223

2875

SLO

PE

DO

WN

B101.S2

CACF6 m²

103

RES-R2

F5a

B1003

92.200

92.200

965

PB

PB

F6

C200

ACCESS TO GARBAGE ROOM AND MOVING AT GRADE

92.000

GARBAGE RETAIL22 m²

114

A4031

FIRE ROUTE

FIRE ROUT

E

4A603

5A603

7A603

3000

600

1900

INTERCOM

355

PLAQUE

6A603

3A603

2A603

1A603

8A603

10A603

9A603

N74°21'00"EN74°25'30" E (P1)

39.40 (P1, MEAS)

N73°55'55"E (MEAS)

21.59 (MEAS)

21.55 (P)

N17

°15'

00"W

N17

°12'

45"W

(P1)

18.3

0 (P

,ME

AS

)

23.1

0 (P

1,M

EA

S)

3.0

5 (P

,P1,

ME

AS

)4.

69 (P

1,M

EA

S)

N74°24'55"E (P1)N74°22'30" E

21.35 (MEAS)N74°11'40"EN74°15'20" E (P1)

25.38 (P1,MEAS)22.33 N73°56'00"E (P1)

N73°49'45" E

13.77 (P1,SET)

N16

°12'

55"W

N16

°10'

55" W

(P1)

27.3

1

4000

SH1

SH1B2a

B2a

C2502Fa

F6a

2Fa

2Fa

2Fa

F6B2a

F6a

2Fa

2Fa

2Fa

2Fa

F1

F1

F1

2DaF5b

F5

F2a

C250

F2a

F2a

C200

C300

C250

F5a

F5aB2a F5

a

C200

F7B2a

F5a

C200

(P3)

(P3)

(P3)

(P3)

F5a

B2a

F2

F2

F2

F2

F2

F2

F2

F2

B2a

B2a

B3

B32Db

B2a

2DC250

F2

F2 F2

F2

F2

F2

F2 F2

SH1

SH1

SH1

SH1

F2

F2

F2 F2

F2

F2

F2 F2

F2 F2

F2

F2

F2

F2 F2

F2

C200

F1C200

F7

F1

P3

F7 C250

F3a

F5F3a

F3a

P3

C200

F1

F3a

F3a

F7C200

F1

95

6000

C250

SH1

SH1

SH1B2a

C200 B2a

B2a

C250 B2a

3D3D

3D3D

RETAIL361 m²

113

3 C

UB

IC Y

AR

DS

3 C

UB

IC Y

AR

DS

3 C

UB

IC Y

AR

DS

FIR

E R

OU

TE IS

LO

CAT

ED W

HIT

IN 3

m T

O 1

5m O

F PR

INC

IPLE

EN

TRAN

CE

1176

8

3197

6194

9.40m

LINE OF BUILDING ON 2ND

VEHICLE ENTRANCE AT GRADE

GARBAGE RETAIL

ACCESS TO TH

ACCESS TO TH

F1

F1

F7 C200

F1

2DC200

2D

F5b

A5033

A00121

A00111

SIAMESE CONNECTION

A101.a3

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

F2

D-103

D-108

D-105 D-107a

D-114a

D-114b

D-113b

D-112

D-109

D-101

D-116 D-115

D-111

D-102

MAIL DELIVERY5 m²

105

ø 1500

ø 1500

MAIL3 m²

106

VESTIBULE11 m²

107

MOVING ROOM13 m²

110

RAMP123 m²

117

D-124





PR

IVA

CY

FEN

CE

PRIVACY FENCE

PROPOSED ROLLED CURB


91.7791.62

91.6991.73

92.32

92.18HP

92.17 92.02

91.85

91.8592.0092.20

91.73

91.46

91.56 TOP

91.80 TOP

91.90

92.00

92.23

92.24 TC

92.20

92.34 TC

92.2992.30

92.35 TC

92.30

92.35

92.36

92.20

92.28 TC

92.28 TC

92.25 TC

92.23 TC

92.03 91.98

92.02

91.98

92.22 TC

92.18

92.13

92.10

92.08

91.68

92.04

92.0392.18TC92.21

92.08

92.02 TC91.87

92.02

92.00TC91.8591.90

92.25

92.20

92.14 TC

92.07 TC

92.04 TC

91.98 TC

91.82

92.08

92.05

92.12

92.1392.20

92.20

92.20

92.27

92.35 TC

92.28 TC

91.77

91.87

91.81

91.84

91.82

91.77 TOP

91.9691.96

91.6891.92

91.70 TOP

91.80 HP

91.80 HP

91.85 91.85

91.85

91.78 TOP 91.15

91.20

91.34

91.60 TOP

92.03 TOP

92.34

92.33 TC92.18

92.1792.32 TC

92.1492.29TC

92.0992.24TC92.27

92.04

92.12 TOP

92.31 TOP

92.21

92.25

92.30

92.25

91.61

91.10TC

SIAMESE CONNECTION

1m HEIGHT BOXFOR SIAMESE CONNECTION

SAN CONTROL MHTOP 92.31

STM CONTROL MHTOP 91.60







EXISTING BIKE RACKS (3)

EXISTING BIKE RACKS

RAISED PLANTERREFER TO LANDSCAPE



EXISTING SIDEWALK

EXISTING SIDEWALK

RAISED PLANTERREFER TO LANDSCAPE

AIR EXHAUST GRILL

AIR INTAKE GRILL

TYPE G LOADING SPACE

1) THE LOADING AREA TO BECONSTRUCTED OF 200mm THICKREINFORCED CONCRETE

2) THE SLOPE OF ACCESS ROUTE SHALL NOT EXCEED 8%

3) VERTICAL CLEARANCETHROUGHOUT THE TYPE GLOADING SPACE TO BE 6.1m

4) VERTICAL CLEARANCETHROUGHOUT THE ACCESS ROTETO BE 4.1m

5)13mx4m, +/- 2%

6) TRAINED STAFF TO ASSIST BIN SHUFFLING DURING GARBAGE PICK-UP OPERATION

STAGING AREA

1) THE STAGING AREA TO BECONSTRUCTED OF 200mm THICKREINFORCED CONCRETE

2) THE SLOPE OF STAGING PAD SHALL NOT EXCEED 2%

3) VERTICAL CLEARANCETHROUGHOUT TEH STAGING AREATO BE 6.1m

4) STAFF WILL BE ON-SITE TOMOVE BINS TO THE LOADING BAY

5) THE RETAIL COLLECTION DAYS AND THE RESIDENTIAL COLLECTION DAYS TO BE SCHEDULED ON DIFFERENT DAYS

92.250

SLOPE DN

5%

MILLWORK

92.32 TOP

92.24

92.2792.35 TC

DEPRESSED CURB

TRA

NS

ITIO

N F

RO

M

DE

PR

ES

SE

D C

UR

B

GROUNDWATER SAMPLING ACCESS POINT- REFER TO CIVIL

F6

4A504

A5046

SF2

CL9a

164 UNITS168 BOXES25 WIDE x 8HIGH (12'-6")

REFER TO ID

REFERT TO ID

RE

FER

T TO

ID

REFERT TO ID

STAIR E15 m²

111

B2a

B2a

B2a

C200

GL-1

F6

F3

F7

3D

F6a

EF

C200F1

B2a

B2a

B2a

1E

1E

1E

1E

6D

6D

F5a

2Fa

2Fa

2Da

2Fa

2Da

2Fa

GL-1

2Fa

2Fa

F5b

2Da

F1

F5b

F5b

F5b

F5b

B2a

B2a

F5b

2Da

2Fa

F5b

2FaF5b

2FaF5b

2Fa

F5b

2FaF5b

2Da

F5b2Fa

2Fa

F5b

2FaF5b

2Da

F5b

F5b

F5b

2Fa

2Da

F5b2Da

2Da

F5b

F5b

2Da

2DC2

50F5

bF7

2DF5b

2D

2DC250

2DC200

2DC200

2D

2DC200

2D

C2002D

P5

P3

P3

P3

P3

P3 P3

P3

P7P3

P3P7

P3

P3

EF

2D

F5b

F5b

F5b

F5b

EF

EF2Da

F1F7 C200

EF

EF 3D2F

aF6

aC3

00

EFC300

C250

EF

4B B2a

4B B2a

2D

2D

2DbB2a

2DbB3

C250

2DB3

2DC250

C250

B2a

EFEF

EFEFEF3D

2DaC2502Da

2Fa

2Fa

EF

B2a

T05B

T04 T03B

T07f T03C

2856

573

397

1085

365

568

1714 677 1193 2030

1888

3770

1017

3570

1068

3076

707

1055

4852 827

400

2579

371

469

1185

365

384

203

4194

770

992

3883

1067

400

3774

1591

2109

1489 745 1919 1028 1923

202

202 6887

423 6114 133

814

LIVING/DINING/KITCHEN

LIVING/DINING/KITCHEN

WASHROOM

WASHROOMW/D

W/D

C2 E2 J1

11

17

20

16

D2 I3

10

C4

9

K

18

5

FIRE RATED BULKHEAD REFER TO MECHANICAL

600x200 INTAKE LOUVRE WITH FD & MD COORDINATE WITH MECH

1000x400 EXHAUST LOUVRE WITH FD & MD COORDINATE WITH MECH

B2a

355

600

HOSE BIBB

92.20 FD

92.25 HP

92.20 FD

92.25 HP

92.25 HP 92.25HP

92.25HP

92.25HP

800 0

SETB

ACK

AT

GR

ADE

SETB

AC K

AT

GR

ADE

8437

SETB

AC K

AT

GR

ADE

8202

SETB

AC K

AT

GR

ADE

3691

SETB

AC K

AT

GR

ADE

5939

SETB

AC K

AT

GR

ADE

5966

2179

2126

2055

2010

1922

SETB

ACK

AT

GR

ADE

6996

SETB

AC K

AT

GR

ADE

7071 SE

TBA

C K A

T G

RAD

E94

19

S ET B

ACK

AT

GR

ADE

3 002

1 765

1 822

SETBACK AT GRADE

SETBACK AT GRADE

SETBACK AT GRADE

SETBACK AT GRADE

SETBACK AT GRADE

SETB

AC

K A

T G

RA

DE

SETB

AC

K A

T G

RA

DE

BUILDING ABOVE

Suspended Acoustic Ceiling, Below Mechanical Penthouse, Garbage Rooms

CL8

Suspended Acoustic Ceiling, Amenity CL9

Suspended Acoustic Ceiling, Moving Room, Retail Garbage

CL9a

Dropped Soffit, ExteriorSF2

CEILINGS LEGEND

Quadrangle






for

2018

-11-

27 1

1:19

:51

AM

As indicated

G:\1

4096

-170

Spa

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AL_

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_140

96_1

70 S

padi

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venu

e_R

2017

_det

ache

d.rv

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Toronto, ON

Ground Floor Plan


14096 KN

A201

SSC



RESIDENTIAL GROUNDFLOOR92.25

FLOOR 2 / Level 299.05

FLOOR 3/ Level 3102.50


P1 UNDERGROUND87.73

FLOOR 7/Level 6111.35






FLOOR PH/ Level 12129.05

MPH132.45


MPH ROOF137.45

LEVEL 1A95.65

A4511

ELEVATOR OVERRUN138.40

RETAIL FFE91.53

950

4600

400

3400

2950

2950

2950

2500

450

2950

2950

2950

2950

2950

3450

3400

3400

PRO

POSE

D B

UIL

DIN

G H

EIG

HT

4060

0

2545

0

FLOOR 8 TOFR117.70

AMENITY TERRACE132.85

PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

3135

1200

0 BI

RD

FR

IEN

DLY

TR

EATM

ENT

2550

6502

00

PC2

LEVEL 8/ Level 7114.30

TOWNHOUSES FFE92.20

PC3

PC1

GL2

PC1

GL1

MT2

?

PC2

PC1

GL2

SOFFIT LIGHTING

SOFFIT LIGHTING

TOWNHOUSE ENTRANCE TOWNHOUSE ENTRANCE PARKING ENTRANCE RETAIL EMERGENCY EXIT

GL1

VG1VG1

PC1

GL2

GL1

VG1

PC1

GL1GL1

GL1

VG1

GL2

VG2

VG2

GL1

VG1

VG1

GL2

VG2

GL1

VG1

PC1

VG2

PC1

PC2

PC1

PC2

PC2PC2

PC2

HE

IGH

T TO

TO

P O

F FI

NIS

HE

D R

OO

F

11 17 201610P7 P8 P9a P11 P13aP12P4 P10 P12a P139 185

GL1

VG2

VG2

VG2VG2

MT1MT1

MT1MT1

MT1 MT1

MT1

MT1


A




P1 UNDERGROUND87.73








MPH132.45


MPH ROOF137.45

LEVEL 1A95.65


RETAIL FFE91.53

950

4600

400

3400

2950

2950

2950

2500

450

2950

2950

2950

2950

2950

3450

3400

3400

PRO

POSE

D B

UIL

DIN

G H

EIG

HT

4060

0

2545

0

FLOOR 8 TOFR117.70


PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

(NO

T 90

DE

GR

EE

S F

RO

M V

IEW

)

VG1

EXISTING BUILDING SPADINA AVENUE

1200

0 H

EIG

HT

OF

BIR

D F

RIE

ND

LY T

REA

TMEN

T

12238

6238

3233

SOFFIT LIGHTINGLOADING AREA

A4521

PC1

GL1

GL1

PC1

PC1

22518

9238

15238

18363

HEI

GH

T TO

TO

P O

F M

ECH

ANIC

AL R

OO

F45

200

PC2


TOWNHOUSES FFE92.20

VG2PC1

GL1

SOFFIT LIGHTING

VISITOR PARKING EXITRESIDENT PARKING EXIT

WALL MOUNTED DOWNLIGHT FIXTURE WILL BE PROVIDED


SOFFIT LIGHTING

GL2

PC1

GL2

PC1 PC3

PC3VG1

GL1

GL2

PC2

EF

PC2PC1

PC1

PC1

GL2

GL2

VG2VG2

VG2

GL1

VG1VG1

VG1

PC1

PC2

PC1

GL2

VG2

VG2

VG2

GL1

VG1

VG1

VG1

PC3PC1

PC1

HE

IGH

T TO

TO

P O

F FI

NIS

HE

D R

OO

F

C2 E2 J1D2 I3C4PC PDPC1 PE1 PF1 PG PHPF PG1 PI PJ PJ1 PK PL1PB PLK

PC2

PC2

PC1

PC2PC2

PC2PC1

PC2

PC2

PC2

PC1

VG2 VG2 VG2

LV1LV1LV1

LV1

MT1MT1MT1

MT1MT1MT1

MT1MT1

MT1

MT1

VG1

VG1

MT1

MT1MT1

MT1MT1

MT1 MT1

MT1

2400

0

LEGEND:

ARCHITECTURAL CONCRETE PRECAST PANEL -WHITE

MT1 MULLIONS, LOUVERS, WINDOW FLASHING,RAILINGS - DARK GREY

VG2 VISION GLASS - RESIDENTIAL - BIRD FRIENDLY

VG1 VISION GLASS - RESIDENTIAL

VG3 VISION GLASS - RETAIL

GL1 GLASS RAILING - CLEAR

GL2 GLASS RAILING - BIRD FRIENDLY

MT2 METAL PANEL, RAINSCREEN CLADDING - COPPER

ST1 GRANITE STONE TILES

A MINIMUM OF 85% OF ALL EXTERIOR GLAZING WITHIN THE FIRST 12M OF THE BUILDING ABOVE GRADE, AND FIRST 4 M OF GLAZING ABOVE THE FEATURE NEAR THE ROOFTOP VEGETATION WILL BE TREATED AS BIRD FRIENDLY GLAZING.

VG4 VISION GLASS - RETAIL - BIRD FRIENDLY

PC3

PC1 BRICK EMBEDDED IN PRECAST - RED

PC2 BRICK EMBEDDED IN PRECAST - DARK GREY

LV1 ARCHITECTURAL LOUVER

SG1 TOP HAT METAL PANEL/ DARK GREY

MT3 METAL PANEL / RAINSCREEN CLADDING - DARK GREY

MT4 METAL PANEL CEILING - COPPER

EF EIFS - DARK GREY

Quadrangle






for

2018

-11-

27 1

1:20

:11

AM

As indicated

G:\1

4096

-170

Spa

dina

Ave

nue\

Visu

aliz

atio

n\In

Pro

gres

s\20

18-1

1-27

-Ret

ail\Q

AL_

AR

_140

96_1

70 S

padi

na A

venu

e_R

2017

_det

ache

d.rv

t


Toronto, ON

West & South Elevations


14096 LGJ

A402

SSCA402 SCALE: 1 : 100

WEST ELEVATION (CAMERON STREET)1A402 SCALE: 1 : 100

SOUTH ELEVATION2







P1 UNDERGROUND87.73








MPH132.45


MPH ROOF137.45

LEVEL 1A95.65

A4511


RETAIL FFE91.53

950

4600

400

3400

2950

2950

2950

2500

450

2950

2950

2950

2950

2950

3450

3400

3400

PRO

POSE

D B

UIL

DIN

G H

EIG

HT

4060

0

2545

0

FLOOR 8 TOFR117.70


PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

3135

1200

0 BI

RD

FR

IEN

DLY

TR

EATM

ENT

2550

6502

00

PC2


TOWNHOUSES FFE92.20

PC3

PC1

GL2

PC1

GL1

MT2

?

PC2

PC1

GL2

SOFFIT LIGHTING

SOFFIT LIGHTING

TOWNHOUSE ENTRANCE TOWNHOUSE ENTRANCE PARKING ENTRANCE RETAIL EMERGENCY EXIT

GL1

VG1VG1

PC1

GL2

GL1

VG1

PC1

GL1GL1

GL1

VG1

GL2

VG2

VG2

GL1

VG1

VG1

GL2

VG2

GL1

VG1

PC1

VG2

PC1

PC2

PC1

PC2

PC2PC2

PC2

HE

IGH

T TO

TO

P O

F FI

NIS

HE

D R

OO

F

11 17 201610P7 P8 P9a P11 P13aP12P4 P10 P12a P139 185

GL1

VG2

VG2

VG2VG2

MT1MT1

MT1MT1

MT1 MT1

MT1

MT1


A




P1 UNDERGROUND87.73








MPH132.45


MPH ROOF137.45

LEVEL 1A95.65


RETAIL FFE91.53

950

4600

400

3400

2950

2950

2950

2500

450

2950

2950

2950

2950

2950

3450

3400

3400

PRO

POSE

D B

UIL

DIN

G H

EIG

HT

4060

0

2545

0

FLOOR 8 TOFR117.70


PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

(NO

T 90

DE

GR

EE

S F

RO

M V

IEW

)

VG1

EXISTING BUILDING SPADINA AVENUE

1200

0 H

EIG

HT

OF

BIR

D F

RIE

ND

LY T

REA

TMEN

T

12238

6238

3233

SOFFIT LIGHTINGLOADING AREA

A4521

PC1

GL1

GL1

PC1

PC1

22518

9238

15238

18363

HEI

GH

T TO

TO

P O

F M

ECH

ANIC

AL R

OO

F45

200

PC2


TOWNHOUSES FFE92.20

VG2PC1

GL1

SOFFIT LIGHTING

VISITOR PARKING EXITRESIDENT PARKING EXIT



SOFFIT LIGHTING

GL2

PC1

GL2

PC1 PC3

PC3VG1

GL1

GL2

PC2

EF

PC2PC1

PC1

PC1

GL2

GL2

VG2VG2

VG2

GL1

VG1VG1

VG1

PC1

PC2

PC1

GL2

VG2

VG2

VG2

GL1

VG1

VG1

VG1

PC3PC1

PC1

HE

IGH

T TO

TO

P O

F FI

NIS

HE

D R

OO

F

C2 E2 J1D2 I3C4PC PDPC1 PE1 PF1 PG PHPF PG1 PI PJ PJ1 PK PL1PB PLK

PC2

PC2

PC1

PC2PC2

PC2PC1

PC2

PC2

PC2

PC1

VG2 VG2 VG2

LV1LV1LV1

LV1

MT1MT1MT1

MT1MT1MT1

MT1MT1

MT1

MT1

VG1

VG1

MT1

MT1MT1

MT1MT1

MT1 MT1

MT1

2400

0

LEGEND:

ARCHITECTURAL CONCRETE PRECAST PANEL -WHITE

MT1 MULLIONS, LOUVERS, WINDOW FLASHING, RAILINGS - DARK GREY

VG2 VISION GLASS - RESIDENTIAL - BIRD FRIENDLY

VG1 VISION GLASS - RESIDENTIAL

VG3 VISION GLASS - RETAIL

GL1 GLASS RAILING - CLEAR

GL2 GLASS RAILING - BIRD FRIENDLY

MT2 METAL PANEL, RAINSCREEN CLADDING - COPPER

ST1 GRANITE STONE TILES

A MINIMUM OF 85% OF ALL EXTERIOR GLAZING WITHIN THE FIRST 12M OF THE BUILDING ABOVE GRADE, AND FIRST 4 M OF GLAZING ABOVE THE FEATURE NEAR THE ROOFTOP VEGETATION WILL BE TREATED AS BIRD FRIENDLY GLAZING.

VG4 VISION GLASS - RETAIL - BIRD FRIENDLY

PC3

PC1 BRICK EMBEDDED IN PRECAST - RED

PC2 BRICK EMBEDDED IN PRECAST - DARK GREY

LV1 ARCHITECTURAL LOUVER

SG1 TOP HAT METAL PANEL/ DARK GREY

MT3 METAL PANEL / RAINSCREEN CLADDING - DARK GREY

MT4 METAL PANEL CEILING - COPPER

EF EIFS - DARK GREY

Quadrangle






for

2018

-11-

27 1

1:20

:11

AM

As indicated

G:\1

4096

-170

Spa

dina

Ave

nue\

Visu

aliz

atio

n\In

Pro

gres

s\20

18-1

1-27

-Ret

ail\Q

AL_

AR

_140

96_1

70 S

padi

na A

venu

e_R

2017

_det

ache

d.rv

t


Toronto, ON

West & South Elevations


14096 LGJ

A402

SSCA402 SCALE: 1 : 100

WEST ELEVATION (CAMERON STREET)1A402 SCALE: 1 : 100

SOUTH ELEVATION2



Our File No.: 143277 December 3, 2018 Goodmans Attention ... · As a result of these discussions,...

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Transcript of Our File No.: 143277 December 3, 2018 Goodmans Attention ... · As a result of these discussions,...