Ryerson nighttime construction

For several nights the construction crew at the Ryerson residence have been smoothing concrete late into the night, and this morning they decided to fire up their smoothers at 3:30 and 4:30 am.

I have no idea how the construction company can believe this type of behaviour is okay, but it’s happening consistently and needs to be stopped.

Does anyone know who can be contacted to ensure this behaviour stops immediately or who can be contacted to make it stop if it happens again?

Greg

Response via Dan Van Willegen:

In response to a previous complaint, Dan contacted the developer, MPI, who in turn contacted Reliance Construction. The response from Reliance can be found here: Response from Reliance Construction. The bottom line from MPI is, “Unfortunately this is, at times, a necessity of high rise construction, because of the nature of concrete. The concrete work is proceeding quickly, and so we expect this condition to pass relatively soon.”

In addition, Dan advises, “Filing a report with the city at 311 is the best course of action if we believe that the builder is carrying out illegal or objectionable activities.”

Responding to Noise Problems from Pace Condo

Pace Condo - Floors 4 - 6As mentioned in a previous post, several residents of 192 Jarvis have complained about noise coming from balconies at the Pace Condo building. If you experience problems with unreasonable levels of noise, or noise late at night, we encourage you to contact Pace Security at 416-214-2712. You might also want to speak to our Property Manager, Dan V., since he has established a good working relationship with the property manager at Pace.

Keep in mind that noise complaints will likely be most effective if you can provide as much detail as possible: Where is the noise coming from (see next paragraph)? What is the nature of the noise? What time did it start/stop? Has this previously been a problem?

Pace has provided us with floor plans of their building to assist us in identifying which apartments are creating noise. There are three different plans. The first shows the apartments on floors 3 to 6 (the first two floors are retail space). The second floor plan shows Floor 7 (immediately below the amenities floor), which is slightly different from the other floors of the podium. The third plan shows the apartments for the tower, floors 9 to 43. The amenities floor is located on level 8.

You can find the floor plans here (or by clicking the image to the right). The can also be found under the “Condo Governance” tab on the homepage.

192 Development Committee

Tribute MutualYou are invited to attend a meeting in the Party Room on Tuesday October 7th at 7:00 pm

The purpose of the meeting is to:

  • Formally establish the 192 Development Committee as the group responsible for responding to neighbourhood development proposals and other urban planning matters
  • Discuss the application for the 38 storey condo on Mutual Street and response strategies
  • Plan an open house to present the project plans to all 192 residents
  • Discuss strategies for the Community Consultation

All residents of 192 Jarvis are invited to attend.

Ryerson Residence Update

We received a brief update  from Tom Powers at MPI Group concerning their application for a Ryerson student residence at 186 Jarvis St:

Rye Res Pic

“Our revisions to the site plan application were finally submitted in mid November (based on the revised drawings we reviewed with you) and we received comments from the various municipal departments at the beginning of January.  While there were a number of technical comments (as any project of this scope may have), we believe that they can all be addressed satisfactorily with the municipal departments and the consultants and engineers are working on finalizing these clarifications currently.  We have scheduled a meeting with the Councillor next week to take her through the final drawings.  These have not changed from the drawings that were provided to you in our final meeting and the email that was further provided to you after our meetings with planning on the front façade (glazing and setting back the glazing to enlarge the sidewalk areas) that were presented to you in the late summer and early fall (I attach a copy again).  I understand that the Councillor has also requested a further community meeting which is going to be on February 11th and I understand that details will be sent from the City.  Ryerson remains committed to the project and we are moving the application forward as quickly as possible.  At this point, there is nothing that appears to be new to the project (from the details discussed with you previously).” 

Here are the details for the Community Meeting:

When: Tuesday, February 11, 2014 from 6 pm – 9 pm
Where: 240 Jarvis Street – London and Paris Rooms

 

According to the recent newsletter from Councillor Kristyn Wong-Tam, the City received the rezoning application for a 27-story student residence building. The total number of residential dwelling units is 197 with 16 vehicular parking spaces. For additional information, visit the City Planning website here.

Pace Condo Update – November 20, 2013

Hello All,

Well it’s hard to believe a year has gone by already! It seems like yesterday we were mobilizing equipment on site preparing for our journey down and today we are half way up with our parking garage where we anticipate being back at ground level by February. Tucker Hi Rise

In the coming months you can expect a lot of the same activity happening on site. Each level of parking is divided into 4 slab pours. Scaffold and plywood is erected temporarily to allow us to put the rebar in place and prepare for the concrete pour. Once the concrete has reached 75% of its design strength we are able to “strip” the plywood and scaffold from below and reuse it for the following pours. As we complete a slab pour the next step is to form and pour concrete for the walls and columns to the underside of the next level of parking. This process is repeated until we reach ground level where the formwork will get a little more complicated as there are many different slab levels and beams that will carry our structure upwards.

The majority of our deliveries at this time is concrete and rebar. They are the two main ingredients of the building now. Rebar will arrive on site in the morning usually the day after a slab pour, that’s when we have more space available to land material on the newly poured concrete floor. We schedule our concrete for early afternoon when we pour our walls and columns, this allows us time in the morning to move and set the forms in place to prepare for these pours. For our slab/floor pours we try to start mid-morning because the volume that is needed usually takes about 9 full trucks of concrete and the later we finish pouring means the later the cement finishers are done. These are the workers that stay late after we leave to smooth the top surface of the floor as the concrete hardens. From the time we start to pour and the time the floor is smooth typically puts these workers being done around 9:00pm on a good day. Unfortunately there are days when our concrete supplier doesn’t deliver concrete to the site on time or they have break downs at their plant. We would then finish pouring at 6 or 7 in the evening, which puts the cement finishers wrapping up later then we would like. We appreciate everyone’s patience as we try our best to respect your neighborhood given the job at hand. If there any questions or concerns please feel free to knock.

We will most likely close the site on the 24th of December and return on January 2nd. So at this time I would like to wish you all the best during the holiday season as we all spend time with family and friends.

Regards,

Larry Fiore
Site Manager
Tucker HiRise

Summary of meeting regarding Ryerson Residence Plans

Rye Res PicAs you may know, a meeting was organized to discuss the plans for a new Ryerson residence. Don W provides notes of the discussion at the May 14th meeting. In attendance were: MPI Group (the developer),  IBI Group Architects, Ryerson University (Capital Projects), Councillor Wong-Tam’s Office, Hazelburn Coop, and 192 Jarvis Street. Our representatives were Barry O. (#1002), Michael M. (#903) and Don W (#1402).

MPI was not able to provide a revised design for us to evaluate.  The original proposal is still in circulation with various City departments.  The design will be changed when all of the feedback is received, rather than on an incremental basis.

North Outdoor Amenity Terrace

  • Ryerson said the door would be locked and students would not have access.  They offered to provide a letter saying access would be restricted.
  • MPI and their architect said the area won’t be designed as a terrace.  However, they will need to provide access to ventilation equipment on the roof of the podium.
  • We questioned the amount of noise coming from the equipment and the architect assured us that it would be no worse than a window air conditioner.
  • Discussion ended with MPI saying in the final plans for approval, the space would be shown as a roof area, covered with roofing material.
  • The representative from Councillor Wong Tam`s office said that this would be secured through the site planning process.

Ventilation Equipment on Podium Roof

  • Architect said it was too early to determine what equipment would be necessary.
  • We expressed our concerns about fumes from cooking.

North Facing Window of Northeast Corner Common Area

  • One of two windows looking out on 03 balconies, it will be removed, screened or otherwise addressed so that balconies cannot be seen.

Front of Building

  • Will be redesigned so it is set back to align with Hazelburn and 192 Jarvis.

Protrusion of Building at Northwest Corner

  • We told them this was the most important issue as far as we were concerned, and that the 3 western most bedrooms have to be removed.  We told them that the building was too tall, but if it came to choosing between the extension to the west and the height of the building, we choose to remove the extension.  The total number of bedrooms we want removed only amounts to the equivalent of 3 storeys.

Garbage Trucks Turning

  • The laundry room behind a small delivery parking nook will be relocated, and the parking space lengthened to allow garbage trucks to turn around.
  • Extending the parking space will make it and the laneway more visible to people manning the building’s security desk.

Visitor Parking

  • A second floor of parking, which will double the amount of parking spots to 35, is being considered.  The extra level will simplify construction because it will sit directly on bedrock.

Other Matters

  • Ryerson purchased the Sears parking lot for future development.  There are no specific plans and it is likely to remain a parking lot for a very long time.
  • At one point, the architect speculated about letting the students have access to the green roof.  Ryerson made it quite clear that they will not allow such access.
  • Ryerson mentioned that they want the students on the campus, and not hanging around here.
  • After the meeting, the representative from the City Councillor`s office said that because the City owns the laneway, it has more leverage than usual in getting a suitable building.

Open House to discuss Ryerson Residence

Rye Res Pic

 Residents of 192 Jarvis are invited to an OPEN HOUSE

Tuesday, May 7 at 5:00 to 7:00 p.m.

in the Party Room

How will the Ryerson Residence Impact our Building?
Examine the Building Plans
Read the Response of City Planner
See the Shadow Impact Study
Meet Your Representatives
Check out our Concerns and Response
Chat with Other Residents

Summary of April 23th mtg re: Ryerson residence

A group of residents met on April 23rd to discuss next steps regarding the Ryerson residence. Here is Don’s (#1402) summary of the discussion:

  • We reviewed the project plans for the Ryerson Residence, and the Shadow Impact Study.
  • Decided to hold an open house from 5:00 to 7:00 on Tuesday May 7th.
  • Don will contact planner to confirm that garbage pickup area is not covered.  Will also confirm that the north amenity terrace is not covered and accessed through a door on the second floor.
  • Michael M. will get copies of the planner’s letter responding to the proposal for distribution at the open house.
  • Geoff will arrange for bulletin for elevator (see next post)
  • Decided to invite a couple of people from Hazelburn

 

Local Reaction to another condo development

South West View form RooftopResidents of 192 Jarvis may be  feeling a bit surrounded, with Pace to the north of us and the proposed Ryerson residence to our south. But these are not the only development projects in our immediate area. The corner of Shuter and Dalhousie is also slated for a 29-storey condominium project (64 – 70 Shuter Street).

Neighbours at 75 Dalhousie St. and  76 Shuter St. have written an open letter outlining their concerns about this development. Their letter can be found here.

You may also be interested in a recent article on Ryersonian.ca that was cited in their letter. The article describes Ryerson’s development plans for the local area: Ryerson’s ‘Master Plan’ Explained.

Looking back, who would have guessed that we would now be living in such a hot and happening area??