March 24, 2021

To: Student Family Residents of 30 Charles / and 35 Charles Community

RE: 30 Charles / 730 Yonge Residential and Retail Improvements – Notice of Project – Update

As a follow-up to our initial communication dated February 8, 2021 where we announced our Notice of Project for the 30 Charles/730 Yonge Residential and Retail Improvements, this update will provide some additional context and current estimated timelines.

After circulating the initial notice both via email and print, we received some input and comments and want to notify you that we have taken your concerns seriously and have undertaken some additional measures to ensure the project minimizes its impact on our tenants as much as possible. Listed below are some adjustments that we have made to both the timeline of the project and its direct impact to our student families.

Project timeline

While we initially communicated that the main phase of the project would start around the 4th week of March, we have heard from several tenants on the potential impact that this may pose to students prepping for and writing exams. We’ve communicated these concerns with the University of Toronto Project Management team and have since delayed project start. Phase 1 which is focused on the retail units and interior retail mail hallway will commence in mid-April while Phase 2 and associated work to the residential corridor will commence on June 1st.

Noise

We recognize that the nature of this pandemic and the requirement to stay at home as much as possible adds an extra level of complexity as students will be unable to find alternate locations for quiet study. We have taken into consideration the nature of our residential operation when setting the hours of noisy work while balancing the need to perform the much-needed improvements to the building. City construction work is permitted from 7am to 7pm Monday to Friday. While contractors will be onsite for most of the work day, noisy work such as percussive equipment work has been significantly reduced given the current circumstance and the nature of our housing operation. While we had initially communicated noisy periods would take place for a maximum of five hours per day between the hours of 9 a.m. and 12 noon, and 2 p.m. and 4 p.m, we have worked with the University of Toronto Project Management Team to reduce this to three hours per day between the hours of 9 a.m. and 12 noon. Noisy work will not persist throughout the duration of the project; however, as specific information and dates become known, we will provide specific updates to keep you informed.

Project context

Some of our student families have asked for some additional project information in order to better understand the necessity of the 30 Charles/730 Yonge Residential and Retail improvements. While a general list of improvements were highlighted in the initial communication, we understand that some additional context and images will further clarify the scope of work involved in this undertaking.
We have created a dedicated page on our Student Family Housing website where you will find copies of these distributed communications and updates as well as some additional context and background info including images and renderings. The link of the webpage can be found at https://studentfamilyhousing.utoronto.ca/construction-project-updates/.

We want to reiterate that the focus of this project is to address our service areas/garbage areas, residential podium, and exterior and interior elements of the commercial/retail space. These much needed improvements will help protect the physical integrity of our residential area, while increasing the security and enhanced circulation for pedestrian and operational activities through the elimination of the interior retail mall hallways and protection of the exterior parking garage. A new dedicated move-in corridor will also add an extra level of safety as this entrance will have a FOB reader installed and additional security cameras.

Once the project commences, updates will be posted throughout the building and messaged to the Residence team and the Tenant’s Association Executive for distribution. Electronic updates will be communicated via email and on our website as well.

We ask for your continued patience and understanding as we make these necessary improvements to our facilities. If you have any questions or concerns, please email us at charles.street@utoronto.ca

Sincerely,

Apostolo Zeno
Assistant Director
University Family Housing
Ancillary Services
University of Toronto
John Companion
Building Operations Manager
University Family Housing
Ancillary Services
University of Toronto

February 8, 2021

To: Student Family Residents of 30 Charles / and 35 Charles Community

RE:  30 Charles/730 Yonge Residential and Retail Improvements – Notice of Project

30 Charles Street W is a University-owned mixed-use building which includes 17 floors of residential space that sits atop a two-storey podium that houses offices on the second floor and retail on the ground floor. As you may be aware, the 50 year land lease agreement with the commercial leaseholder expired in July 2019 and the management of this area was taken over by the university’s real estate department. The university has done some analysis to address the condition of the service/garbage area, residential podium, exterior and interior elements of the commercial/retail space and we are pleased to inform you that improvements are scheduled to begin sometime in spring 2021.

The garbage and servicing areas within the building will be improved and will eliminate the bins currently located outdoors on Balmuto Street. A dedicated tenant corridor for move-ins and move-outs will alleviate the impact on the main residential entrance.

As several commercial/retail leases for the occupancies on these two podium floors recently expired, there is an opportunity to consider retail and office uses that are broader than the current uses and to make much needed improvements to the function and condition of the building exterior. Part of the required work will include improvements to both the interior and exterior of the retail space which will eliminate the interior retail mall and increase security for residents. Finally a general refresh of the building façade and exterior landscaping will result in clean paving, additional lighting, and visual improvements to the exterior of the building.

To summarize, we are initiating this project in order to:

  • Improve the garbage/loading area;
  • Construct a dedicated corridor next to the garbage/loading area for use by residential tenants for moving purposes;
  • Improve security through the elimination of the interior retail mall and protection of the exterior parking garage stairwell,
  • Selected retail tenant landlord base building work;
  • Refresh of the exterior cladding on Balmuto, the residential podium, and the retail units along Charles street;
  • Additionally this project phase will clean the paving, install additional lighting, and provide new planters for the residential podium.

City Noise By-laws indicate that construction work can commence as early as 7 a.m. We realize that this project will take place during the pandemic and many of our residents will be at home throughout the day and that construction noise may be disturbing, especially to residents living on the lower floors. In an effort to minimize noise disturbance, we will work with the general contractor to limit excessive periods of noise to a maximum of five hours per day between the hours of 9 a.m. and 12 noon, and 2 p.m. and 4 p.m.

As a first phase of this work, selected abatement will take place within the retail corridors and within the mezzanine room above the loading dock. This work is scheduled to start around February 23, 2021 and will be completed around March 12, 2021. The associated work produces mainly low to moderate noise and is being monitored by a 3rd party consultant.

We anticipate the main phase of construction to start around the 4th week of March. The project is being phased to have noisier work occur during the latter part of the spring, however there will be a short portion of noisy work which must take place near the beginning within the former Burg’s Restaurant. This should take approximately 3 days and is restricted to between the hours of 9am-noon. The general contractor for the main construction is required to provide an outline schedule of work and update the University every 3 weeks. A new communication with a better understanding of dates will be issued as soon as this is provided.  Main contract work is expected to be substantially complete by the end of September 2021.

Weekly updates will be posted throughout the building and messaged to the Residence team and the Tenant’s Association Executive for distribution. Electronic updates will be communicated via email and on our website as well.

We ask for your continued patience and understanding as we make these necessary improvements to our facilities. If you have any questions or concerns, please email us at charles.street@utoronto.ca

Sincerely,

Gloria Z. Cuneo
Director
University Family Housing
Ancillary Services
University of Toronto