Richmond Hill



40 Snidercroft Road, Unit #2
Concord, ON



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Construction Update



Construction Update Schedule

Weekly construction updates for 177 Front Street East, Time and Space Condos, are posted and circulated on Friday afternoons. Ad hoc updates will be posted if be necessary.

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Construction Management Plan

Construction Management Plan & Community Communication Strategy

Prepared By: Saddlebrook Management Consultants Inc.
Permit: #788074
Date: February 15, 2019

Saddlebrook Management Consultants Inc.
7300 Keele Street, Unit 100Concord, ON L4K 0E5

Table of Contents

1. Introduction
2. Major Work Construction Plans
2.1 Construction Logistics
2.2 Excavation Work Plan
2.3 Formwork and Concrete Work Plan
3. Construction Management Plan
3.1 Public Safety – Separation of use, temporary fencing and plywood hoarding
3.2 Site Maintenance – Dust, Mud and Right of Way maintenance
3.3 Noise Control
3.4 Construction Access Traffic Management
3.4.1 Traffic Management Plan
3.4.2 Police Call‐Duty
3.4.3 Flag Person
3.5 Permits
4. Community Communication Strategy
4.1 Construction Information Website
4.2 Community Contact
4.3 Weekly email updates to St. Lawrence Residents Association
4.4 Monthly meeting updates with St. Lawrence Residents Association
4.5 Site Signage

Appendix ‘A’: Hoarding Plan and Traffic Management – During Construction

1. Introduction

The purpose of this report is to outline a mitigation strategy to minimize any disruptions to the local
community from general construction operations at the proposed development at
177 Front Street East. Mitigation measures will be actioned through a Construction Management Plan and
communicated through a Community Communication Strategy. The Construction Management Plan has been permitted
with a 30-day permit and will be formally presented at Community and City Council on April 24, 2019 respectively.

The project site is bordered by the following street as seen in Figure 1:

  • North Side: Front Street East
  • South Side: The Esplanade
  • East Side: Princess Street
  • West Side: Lower Sherbourne Street

Figure 1: 177 Front Street East

At completion, the development will be a mix-use condominium buildings consisting of two
29-storey buildings and two 18-storey buildings with a total of 1531 units, with one level of underground and ten
levels of above ground parking to accommodate residential parking needs.

Future vehicular access to the development will be from Princess Street.

2. Major Work Construction Plans

2.1 Construction Logistics

The development was initially planned as multi-phase construction project with the construction of the
buildings along Front Street East taking place prior to the construction of the buildings along The Esplanade. The
development will be utilizing the full extent of the property and despite the zero lot line characteristics of this
type of development the Construction Management Plan where possible has accommodated construction logistics
internally on the site.

The Construction Management Plan as illustrated in Appendix ‘A’ has been designed to have minimal impact
on Front Street and The Esplanade. To minimize the duration of the work and its impact on the local community the
project will be built as a single phase by utilizing lane occupancy on Princess Street and lay –by access on lower

In doing so, the construction schedule has been engineered to use the following methodology to accelerate
and fast-track the construction progress:

  • Single sourcing abatement, demolition, shoring and excavation scope of work. In this scenario major
    heavy equipment are shared in stages to minimize floats in and out of the site, therefore reducing traffic
    congestion and minimizes queuing zones to stage construction vehicles.
  • Four tower cranes will be erected to service the four proposed buildings on this development. These
    cranes are anticipated to be installed summer 2019 and pick up points for the cranes will be limited to the two
    streets illustrated on the Construction Management Plan.
  • Principle site access, lay-down area and temporary services will be via a lane occupancy zone for
    the two buildings on Princess Street and gate access to internal lay-by zones for the two buildings on Lower

2.2 Excavation Work Plan

Prior to the start of bulk excavation, street cleanliness will be controlled by the installation of a mud
mat at the East and West Gates along with catch basin protection and daily-street cleaning of the right of way where
required. Project flag persons will be stationed at East and West gates to control construction vehicle traffic in
and out of the site. The short-term dewatering plan will be applied at this stage to control water accumulation from
ground, rain and snow and will be located at the north-east corner of the site. It will consist of an 18,000-gallon
holding tank equipped with a flow meter and discharge port to the combined sewer on Front Street East as per City of
Toronto Water regulations and a permitted Short-Term Discharge Agreement.

Bulk excavation will utilize hydraulic excavators come with bucket attachments. Disposal trucks will
access the site from Lower Sherbourne and queue internally prior to being loaded. Upon loading mud will be cleaned
from trucks where required prior to exiting the site on to Princess Street. At times and when required the entry and
exit sequence may be reversed. To complete the bulk excavation, a long-reach excavator will be positioned at the top
of the shoring wall.

2.3 Formwork and Concrete Work Plan

As excavation reaches the excavated structural rough grade, four tower cranes will be installed for the
structural phase of this project. In addition to structural concrete work the tower cranes will hoist and place
major mechanical and electrical equipment at the penthouse level such as generators, boilers, chillers and make-up
air units. The tower cranes are anticipated to be erected summer 2019. Tower crane pick up points and hoist loading
zones occur at the lane occupancy on Princess Street and internal staging areas accessed via lay-by entries on lower

All concrete ready-mix trucks will be equipped with an environmental wash-out system, water hose, and
discharge hose to a self-contained wash-out operation to mitigate any concrete spillage onto the municipal streets.

The structural phase will be comprised of concrete and rebar for the building structure and window-wall
installation for the exterior building envelope. All deliveries to the crane pick point areas will be scheduled
through the Construction Manager and managed by the site flagman.

3. Construction Management Plan

Construction operations typically raise community concerns in areas of: site maintenance; noise; public
safety; traffic access and construction activity communication. Mitigation measures will be actioned through the
attached proposed Construction Management Plan and communicated through a Community Communication Strategy.
Mitigation strategies include but aren’t limited to:   

3.1 Public Safety – Separation of use, temporary fencing and plywood hoarding

Public safety will be implemented through the separation of construction activities between public right
of ways and construction activities in three stages.

  • Stage one: This will involve temporary chain link fence comes with screen to allow for internal
    shoring drilling as the installation of a permanent plywood hoarding will impede heavy equipment at the
    perimeter. In addition to the temporary fence, rolling scaffold overhead protection will be used on the
    sidewalks with pedestrian control personnel stationed at the rolling scaffolding when required.
  • Stage two: Upon shoring drilling completion and prior to bulk excavation start the temporary chain
    link fence will be replaced with plywood hoarding and overhead protection at the perimeter of the site. The
    estimated date for delivery of public art on hoarding will take place post hoarding and overhead protection
    completion and as approved by local Councillor.
  • Stage three: Upon completion of the all exterior assemblies and prior to streetscape construction
    the plywood hoarding will be removed and a temporary fence provided.

All gates will be locked during hours where no construction activity is occurring. Appropriate signage
will be installed to ensure that the safety of pedestrians, cyclists and motorists is considered at all times.
Adjacent sidewalks with overhead protection will have appropriate lighting to ensure adequate visibility at all
times of the day and night.

Emergency contact will be monitored via a 24 – 7 telephone monitoring station number that will contact
site personnel when possible. If site personnel are not available a monitoring station guard will be dispatched
and/or the appropriate emergency services contacted. The monitoring station emergency contact number will be posted
at all construction gates.

3.2 Site Maintenance – Dust, Mud and Right of Way maintenance

Dust will be controlled on the site using a variety of techniques based on varying site and weather
conditions. Techniques to be used for dust mitigation include but are not limited to: the placement of mud mats at
all truck access points; internal site temporary service roads; rinsing wheels prior to exiting  the site; and the spraying of calcite along internal access routes to
maintain moisture and to minimize dust kick‐up on construction roads.

For bulk excavation operations, adjacent sidewalks, streets and bike lanes will be mechanical swept and
washed when required with the frequency of maintenance increasing depend on the frequency of use and weather
conditions. Sidewalks along the perimeter of the site will be cleaned and swept when required to keep the sidewalks
reasonably clean.

A seasonal specialty maintenance program will also be implemented for each season to allow for trimming
or cutting of any weeds along hoarding perimeter in the summer; cleaning leaf accumulation in the fall; snow
clearing operations in the winter within 12 hours of a snowfall; and a post melt clean-up in the spring.

3.3 Noise Control

Noise Bylaw (Chapter 591, City of Toronto Municipal Code) permits operation of construction
equipment Monday to Friday 7:00 a.m. to 7:00 p.m., Saturdays 9:00 a.m. to 7:00 p.m., and no
construction noise on Sundays and statutory holidays (amending bylaw 505-2006).

The pumps used for dewatering may produce a humming sound and are necessary to remain operational on site
during the duration of construction to ensure the structural integrity of the excavation and public safety.

3.4 Construction Access Traffic Management

3.4.1 Traffic Management Plan

As required under the Occupational Health and Safety Act; Regulations for Construction Projects and the
Ontario Traffic Manual – Book 7 – Temporary Conditions, BA Group has prepared a traffic management plan as per
Appendix ‘A’ to:

  • Provide protection for workers and the public who may be endangered by vehicular traffic
  • Provide protection for vehicular traffic on streets adjacent to this project.
  • Provide safe routes for vehicular and/or pedestrian traffic throughout the implementation duration
    of the Construction Management Plan.

3.4.2 Police Call‐Duty

Pay‐duty police officers may be required to control traffic as necessary for the safety of pedestrians,
cyclists and motorists using Front Street East, Esplanade, Princess Street and Lower Sherbourne Street. Examples of
Pay-duty use includes but is not limited to:  tower crane erection and
dismantling; large equipment deliveries; and flying forms over the Right-of-Way.

3.4.3 Flag Person

Approximately 30 delivery vehicles are anticipated to enter and exit the site each day from start to end
of construction. The timing of deliveries will be between the times of 7:00 a.m. and 7:00 p.m. on weekdays, and 9:00
a.m. to 7:00 p.m. on Saturdays. Qualified and registered flag personnel will be employed to assist with the flow of
construction vehicles entering or leaving the site. The direct supervision of all registered flag personnel will be
by an employee of SMC.

3.5 Permits

The Construction Management Plan has been developed in collaboration with the local municipal work zone
coordinator and the City of Toronto Transportation – Right of Way Management has confirmed the former local
councillor approved the plan for a 30-day permit until such time as it can be formally presented at Community and
City Council on March 19, 2019 and March 27, 2019 respectively.

Justification letter issued to right of way management on April 20, 2018 requested a total of 50 months
of continuous lane occupancy and hoarding for the period November 2018 – January 2023. As result of efficiencies
developed in the November 5, 2018 Construction Management Plan and coordinated with right of way management, we have
been able to reduce total lane occupancy and hoarding duration to 43 months. The resulting lane occupancy and
hoarding period is March 2019 – September 2022.

All Permits will be visible and posted at the site office. The Construction Management Plan Permit number
is #788074.

4. Community Communication Strategy

Communication of the Construction Management Plan and community engagement will be through the community
communication strategy. This strategy includes but is not limited to:

4.1 Construction Information Website

A construction information website will be created to provide timely information on construction
activities and their potential impacts to the community and mitigating measures taken.

Website Address:

4.2 Community Contact

Community contact will be facilitated through a site office and the provision of key contact persons who
will make themselves available to administer questions or concerns presented by representatives of the St. Lawrence
Residents Association.

4.3 Weekly email updates to St. Lawrence Residents Association

The provision of timely information in an email format will be provided weekly to local residents. Weekly
emails can include information on intended construction activities and their potential impacts. In addition, advance
notice of major pours will be provided to residents and the local by-law officer with details and duration of the

4.4 Monthly meeting updates with St. Lawrence Residents Association

This development’s project manager or other key contact persons will make themselves available to meet
monthly with representative of the residents’ association (if needed) to review any forecasted construction
activities that may cause disruption to the community.

4.5 Site Signage

As per the Construction Management Plan, construction safety and detour signs designed by the Traffic
Consultant and implemented in the Construction Management Plan will guide vehicular, pedestrian and construction
traffic in a safe and efficient manner.

In addition, temporary site signage will be erected at the garage entrance of 222 The Esplanade advising
residents exiting the parking garage onto Princess Street of pedestrians.

Appendix ‘A’: Hoarding Plan and Traffic Management – During