UrbanToronto

Danforth-Main Sobeys Site Proposed for Redevelopment

Anthony Teles — Wed, 20 Nov 2024 16:50:20 -0500

The Sobeys grocery store at 2451-2495 Danforth Avenue has been proposed for 13-storey and 35-storey towers in a redevelopment scheme. First Capital has submitted plans for the mixed-use development in Toronto's Danforth Village, including affordable housing and significant height and density. Designed by superkül, the site is located within the Main Street subway and Danforth GO Major Transit Station Areas.

An aerial view looking southeast to 2451-2495 Danforth Avenue, designed by superkül for First Capital

Spanning 7,724m², the site occupies the southeast corner of Danforth and Westlake avenues. The single-storey grocery store is flanked by surface parking. The surrounding area exhibits Danforth Village’s evolving character, with traditional 2-3 storey mixed-use buildings giving way to mid-rise and taller developments closer to Main Street. Properties directly across the street at 2430-2474 Danforth Avenue are listed on the Heritage Register, and the proposal aims to respect and draw from this existing built form.

Looking southwest to the current site from Danforth Avenue, image retrieved from Google Maps

Bousfields has submitted Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the developer. The proposal includes two mixed-use buildings connected by a shared podium. The western volume would rise 13 storeys (52.43m) with 241 units, while the eastern tower would stand 35 storeys (122.08m) with 379 units. Together, the buildings would contain 620 residential suites, with 13 designated as affordable units.

Site plan, designed by superkül for First Capital

The total Gross Floor Area is planned at 41,252m², with 38,054m² allocated to residential uses and a total Floor Space Index of 5.54. The proposal also includes a 354m² POPS (Privately Owned Publicly-accessible Space) at the eastern edge of the site.

Looking south to the podium, east est, designed by superkül for First Capital

With the developer aiming to replace the store that will have to be demolished, the two-storey podium is designed for a grocery store spanning 2,258m² in the site’s centre, plus 939m² of neighbouring retail spaces at grade, beneath the towers. For residents, indoor amenities totalling 1,266m² and outdoor amenities spanning 1,574m² would be concentrated on the third floor and the podium rooftop.

Podium, north and west sides, designed by superkül for First Capital

With three elevators per tower, the 13-storey tower would have approximately one elevator for every 80 units, indicating minimal wait times. The 35-storey eastern tower, however, would have approximately one elevator for every 126 units, indicating noticeably longer wait times. A two-level underground garage would accommodate 190 parking spaces for residents, 86 for visitors and non-residential uses, and two car-share spaces. Bicycle parking provisions include 714 spaces, with 560 long-term and 124 short-term residential spots, alongside 20 for non-residential use, and ten at-grade shared spaces.

Ground floor plan, designed by superkül for First Capital

The site is located just 120m west of Main Street station on Bloor-Danforth Line 2 and 350m from Danforth GO station on the Lakeshore East line. Surface transit options include TTC buses on Main Street and the 506 Carlton streetcar. Dedicated bike lanes along Danforth Avenue extend from Victoria Park to Gardenvale Road, with plans to span the city from Etobicoke to Kingston Road now threatened by the Provincial government.

An aerial view of the site and surrounding area, image from submission to City of Toronto

In the areas surrounding the site are a mix of mid- and high-rise proposals and projects. 15 Chisholm Avenue is proposed at six storeys north of the site, while Verve Danforth is planned at ten storeys. Nearby are the recently completed Danny Danforth at ten storeys to the west, while Linx Condominiums, southeast of the site, reaches 27 storeys. East of Main Street are taller and denser projects, including under-construction developments like Rushden Station, with three towers ranging from 29 to 39 storeys and The Dawes, with 24- and 43-storey towers. Proposed projects include 9 Dawes Road at 28 and 34 storeys, 2681 Danforth Avenue at 33 and 48 storeys, and 8 Dawes Road at 52 storeys. The tallest proposals include 2575 Danforth Avenue, with four towers ranging 15 to 55 storeys, and 2721 Danforth Avenue, with towers rising to 35 and 59 storeys.

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.

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UrbanToronto has a research service, UTPro, that provides comprehensive data on development projects in the Greater Golden Horseshoe — from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

Heritage Restoration, Cladding Progressing at Menkes' Adagio

Anthony Teles — Wed, 20 Nov 2024 15:54:03 -0500

Nestled beside 2 Bloor West in Toronto's Yorkville area, Adagio has been topped off for half a year now. At its base a Georgian-style building dating back to 1883, the Langston House, a hotel, language school, and various shops in previous incarnations. The heritage building is being incorporated into the podium of the 26-storey, Giannone Petricone Associates- designed condominium tower for Menkes Developments.

Looking southeast to Adagio, designed by Giannone Petricone Associates for Menkes Developments

UrbanToronto last provided a construction update on Adagio at the start of the year when the tower had risen past its halfway point. Now, as 2024 draws to a close, the project has made notable progress, with the restoration of the Langston House underway.

Looking east along Cumberland Street in May, 2024, Adagio stands topped off. Dark glazing for the window wall has been installed on the lower levels, covering approximately ten storeys above the Langston House base.

A distant view from Cumberland Street to the topped off tower, image by UrbanToronto Forum contributor Rascacielo

Looking northeast in August, 2024, we see the window wall installation progressing steadily. On the south elevation, seven storeys remain to be clad. On the north half of the west elevation, a single projecting balcony on the 12th floor is positioned below the cantilevered upper section, with two levels awaiting cladding at the top. Closer to gorund level, the reveal between the podium and tower sees construction crews working on glazing and cladding installation.

Looking northeast to glazing installation above the podium, image by UrbanToronto Forum contributor Northern Light

Viewed from Asquith Avenue in October, 2024, the concrete podium levels rise behind the Langston House. That wall, which will include the building's residential lobby entrance, will eventually have a masonry cladding. In front, a flatbed truck is stationed along this quiet street, its arm unloading materials.

The cantilevered west elevation from Asquith Avenue, image by UrbanToronto Forum contributor skycandy

Heritage restoration was also underway on the Langston House in October. Guided by GBCA Architects-designed restoration plan, a crew member on a blue scissor lift focuses on the upper part on the north elevation, where work to clean off layers of paint is progressing. Below, the original red brick is gradually being restored. Additional construction crews are seen on the scaffold that rests against the Yonge Street elevation.

Initial work on heritage restoration for the Langston House, image by UrbanToronto Forum contributor Rascacielo

Viewed from Yonge Street earlier this month, restoration work continues on the Langston House, as the scaffold, wrapped in green tarp, now encloses the western facade. Adagio’s glazing and cladding are largely complete across its elevations above. The removal of the construction hoist from the north elevation has cleared the way for the final cladding and glazing, with the upper 11 floors of that section awaiting installation.

Looking southeast to the covered Langston House and nearly complete cladding for the tower, image by UrbanToronto Forum contributor Northern Light

Standing at a final height of 85m, Adagio will house 202 residential units.

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Elysium Investments Expands Toronto Portfolio With High Park and Brownville Acquisitions

Anthony Teles — Wed, 20 Nov 2024 10:38:07 -0500

Elysium Investments, an emerging leader in Toronto’s real estate development sector, is solidifying its presence in the city with two acquisitions in prime locations. The company’s latest ventures in the High Park and Mount Dennis neighbourhoods emphasize its commitment to creating sustainable, transit-oriented, and community-focused rental housing.

High Park: Transformative Development Near Toronto’s Urban Green Oasis

Elysium has acquired a 1.23-acre site spanning 21-29 Oakmount Road and 26-36 Mountview Avenue, a joint venture with Hepsor SPV I Ltd and Oikoi Living, and with Elysium as lead developer. This High Park project, located mere steps from Keele and High Park subway stations, offers proximity to Toronto’s most iconic green space.

Map of 21 Oakmount Road and surrounding area, image by Elysium Investments

The development will feature two high-rise, purpose-built rental towers, connected by a shared podium. Together, these towers will deliver much-needed rental units, addressing the city’s critical need for high-quality housing near transit hubs and recreational spaces. Elysium’s design strategy aims to integrate seamlessly into the established High Park community, enhancing its appeal while respecting the neighbourhood’s character.

Mount Dennis: Catalyzing Growth in an Emerging Transit Hub

In the Mount Dennis neighbourhood, Elysium has secured a one-acre site at 70-104 Brownville Avenue. This acquisition, also a joint venture with Hepsor and with Elysium as lead developer, comprising 17 assembled parcels, underscores the company’s focus on large-scale developments in high-potential areas.

An aerial map of 70-104 Brownville and the surrounding area, image by Elysium Investments

Situated just 150m from the upcoming Mount Dennis Station — a key transit interchange linking GO Transit, UP Express, and the Eglinton Crosstown LRT — this project will deliver two high-rise rental towers atop a shared podium. The development aligns with Elysium’s vision to revitalize communities by creating well-designed, accessible housing in strategic locations.

A Strategic Vision for Toronto’s Housing Market

Since its inception in 2023, Elysium Investments has rapidly expanded, with five major acquisitions totalling approximately $210 million. The company now oversees nearly 4,000 units under development, with a portfolio valuation exceeding $3 billion. Its focus on purpose-built rental housing demonstrates a long-term commitment to addressing Toronto’s housing needs while fostering sustainable urban growth.

By prioritizing developments near major transit nodes, Elysium aims to create more connected and vibrant communities. The High Park and Mount Dennis projects exemplify the company’s strategic approach to shaping Toronto’s real estate landscape.

As Elysium continues to expand, its impact on Toronto’s housing market and urban development will be closely watched.

UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversations in the associated Project Forum thread or leave a comment in the space provided on this page.

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UrbanToronto has a research service, UTPro, that provides comprehensive data on construction projects in the Greater Golden Horseshoe, from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

News Roundup for November 20, 2024

UrbanToronto Staff — Wed, 20 Nov 2024 09:30:00 -0500

Why Ontario needs ‘substantial reforms’ to address housing crisis; Torontonians need to make $26 an hour to cover living costs, according to report; some Canadian cities building temporary housing facilities to accommodate refugees; and other news.

Why Ontario needs ‘substantial reforms’ to address housing crisis (Global News)

Torontonians need to make $26 an hour to cover living costs: report (CP24)

Some Canadian cities building temporary housing facilities to accommodate refugees (CityNews)

Ontario engineers stop work on more projects amid strike, including Hwy. 401 expansion (Global News)

Ford government spent more than a week planning ‘end-of-day’ science centre closure (Global News)

Front Street Sparkle

Craig White — Wed, 20 Nov 2024 06:00:00 -0500

As evening falls, the sun glints of off Simcoe Place, bouncing light into the canyon east of it between Union Station and the Fairmont Royal York Hotel in this image by UrbanToronto Forum contributor wmedia. Making the biggest marks on the Toronto skyline here are the CN Tower, Citibank Place, and the recently completed 160 Front West, marked by the TD logo.

The sun glints off of Simcoe Place, bouncing light into the canyon between the Royal York and Union Station, image by UrbanToronto Forum contributor wmedia

Want to see your work featured as Daily Photo? You can post in the City Photos & Videos section of the UrbanToronto Forum, or submit your images to our UrbanToronto Flickr Pool for your chance to be featured on our Front Page.

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UrbanToronto has a research service, UTPro, that provides comprehensive data on construction projects in the Greater Golden Horseshoe — from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

Resubmission Bumps Height, Adds Heritage Component in Church-Wellesley

Anthony Teles — Tue, 19 Nov 2024 17:10:16 -0500

BV Realty Partners has resubmitted plans for a tower at 2 Cawthra Square in Toronto's Church-Wellesley Village, with an increase to 63 storeys from 45 storeys in the previous proposal. Now designed by ZAS Architects, the mixed-use development has been revised to preserve and restore portions of two properties designated with heritage status since the last submission. The site is located northeast of Wellesley station, placing it within three Major Transit Station Areas (MTSAs).

Looking northeast to 2 Cawthra Square, designed by ZAS Architects for BV Realty Partners

Assembling 2 through12 Cawthra Square, the site lies west of Jarvis Street and adjacent to Barbara Hall Park. Spanning 1,711m², the assembly of properties is home to six low-rise residential buildings. Among these, the 6 and 8 Cawthra Square homes, dating to the 1890s, were recently designated under Part IV of the Ontario Heritage Act, while 10 and 12 Cawthra Square, built in the early 1900s, are listed on the City's heritage register. The neighbourhood is a dense urban area with a mix of historic low-rise homes and emerging tall buildings, complemented by community spaces.

Looking north to the current site, with 6 and 8 Cawthra Square in the centre, image retrieved from Google Maps

Submitted in April, 2023, the initial proposal (designed by Arcadis) was for a 45-storey/145.4m tower atop a three-storey podium. Following review, City staff provided feedback that emphasized the need to integrate elements of the properties granted heritage designation earlier this year.

Previous design by Arcadis for BV Realty Partners

With the developer's resubmission of Official Plan and Zoning By-law Amendment applications to the City of Toronto, the revised design would rise 206.97m, an increase of 61.57m. The project now includes 590 residential units, up from 488, with 14 rental replacement units. The tower would be served by six elevators, resulting in a ratio of approximately one elevator per 98 units, indicating minimal wait times for residents.

At the base, a two-storey podium would conserve and restore historic attributes of the facades for 6 and 8 Cawthra Square, including wood verandas. Above the podium, a distinct “reveal” element would separate the base from the tower.

Looking north to 2 Cawthra Square, designed by ZAS Architects for BV Realty Partners

The revised proposal features a Gross Floor Area of 40,025m², including 39,509m² of residential space and 517m² for a new community office hub on the western side of the podium. This space would serve as a connection to Barbara Hall Park and the surrounding community. The Floor Space Index would total 23.39.

Site plan, designed by ZAS Architects for BV Realty Partners

There would be 1,184m² of indoor and 643m² of outdoor amenities located on the third floor including a podium rooftop terrace. Beneath the building, the two-level underground garage would provide 26 parking spaces, significantly decreased from four level and 119 spaces. In the new plan, 18 spaces would be for residents and 8 for visitors, including four accessible spaces. In contrast, the revised design increases bicycle parking, now offering 650 spaces (up from 548), with 532 long-term and 118 short-term spaces.

Ground floor plan, designed by ZAS Architects for BV Realty Partners

The site is located within 800m of three major subway stations: Wellesley, Bloor-Yonge, and Sherbourne, providing connections to Yonge Line 1 and Bloor-Danforth Line 2. It is connected to Downtown Toronto’s extensive bicycle network, with Wellesley Street’s east-west bike lanes providing a key cycling route through downtown.

An axonometric view looking northeast to the site and surrounding area, image from submission to City of Toronto

The surrounding area includes numerous mid- and high-rise projects and proposals shaping Church-Wellesley Village. To the south, 100 Wellesley Street East is proposed at 11 storeys, while southwest projects include 572 Church Street at 12 storeys and 68 and 66 Wellesley Street East at 28 and 31 storeys, respectively. To the northeast, larger proposals include 10 Huntley at 45 storeys, Jarvis & Earl Place at 58 storeys, the 63-storey 5 Huntley, and 69-storey 135 Isabella Street. Nearby to the northwest, 88 and 90 Isabella Street are proposed at 62 and 69 storeys, respectively.

Height context map, image from submission to City of Toronto

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UrbanToronto Webinars: Developments, Trends, and Forecasts Across the Greater Golden Horseshoe

Anthony Teles — Tue, 19 Nov 2024 11:57:02 -0500

Join UrbanToronto on Tuesday, November 26, 2024, at 1 PM EST for our latest Webinar exploring the year’s key trends in urban development across the Greater Golden Horseshoe. Hosted in partnership with Buildings Canada, this one-hour session will examine housing, office, and transit projects, drawing on data from our UTPro platform. The discussion will review 2024’s major developments and recent construction activity, analyze market conditions, policy shifts, and changes in housing unit proposals, and provide forecasts for the year ahead.

UrbanToronto's Co-Founder, Edward Skira, and Research Analyst/Economist, Ash Navabi, along with Michael Wright, Manager of Planning Research and Analytics for the City of Toronto, will be joined by guests Naama Blonder of Smart Density and Andrew Whittemore, Commissioner of Mississauga’s Planning & Building Department.

Naama Blonder • Architect and Planner, Smart Density

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Naama Blonder is reimagining how Toronto can address housing challenges through innovative design and planning. As the co-founder of Smart Density, Blonder combines her architecture, urban planning, and design expertise to create inclusive communities with equitable housing solutions. She aims to inform about innovative urban development strategies that promote economic growth, reduce commute times, and housing diversity. By encouraging sustainable communities, Blonder emphasizes mutually beneficial outcomes for residents and industry professionals.

Andrew Whittemore • Commissioner of Planning & Building, City of Mississauga

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Andrew Whittemore brings over 25 years of experience in urban planning, including as Mississauga’s Commissioner of Planning & Building since 2018. He has led award-winning projects, including infill development and Mississauga’s first Affordable Housing strategy. Whittemore has also advanced planning reforms, stakeholder collaboration, and digital transformation within municipal planning. His leadership has also integrated regional planning services from the Region of Peel, drawing on his early career success with Halifax’s Regional Plan and participation in the Governor General of Canada’s Leadership Conference.

To register for this free event, please click here!

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News Roundup for November 19, 2024

UrbanToronto Staff — Tue, 19 Nov 2024 09:30:00 -0500

Regulator seeks to revoke Ontario homebuilder's licence, alleging illegal building and selling; Ontario transport minister not offering estimate of Toronto bike lane removal cost; a look at office vacancies and older buildings; and other news.

Regulator seeks to revoke Ontario homebuilder's licence, alleging illegal building and selling (CBC)

Ontario transport minister not offering estimate of Toronto bike lane removal cost (CTV News)

The office vacancy crisis: Can older buildings compete? (The Globe and Mail)

One of the city’s most dangerous streets just lost its photo radar camera (The Star)

GO On

Craig White — Tue, 19 Nov 2024 06:00:00 -0500

Yesterday's Photo of the Day caught a GO Train heading into Toronto past the Rouge Marsh in Scarborough. We're a lot closer to Downtown today, as a GO Train crosses above Queen Street in the Riverside/Leslieville area of town where work is ongoing to widen the corridor. Since the image below by UrbanToronto Forum contributor kotsy was taken in October, the GO Trains have actually switched to new tracks since built on the new section of bridge to the immediate east. Where the GO Train is shown below will in the future become where Ontario Line 3 trains run into a station here. It's all part of a big expansion of rail transit across the Golden Horseshoe.

A GO Train crosses Queen Street in Leslieville as work proceeds to widen the corridor, image by UrbanToronto Forum contributor kotsy

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Tower Crane Installed at 1071 King West While Building Gets Height Bump

Anthony Teles — Mon, 18 Nov 2024 17:20:55 -0500

A tower crane is now installed at 1071 King West, a 17-storey rental apartment development on the south side of King Street West near Shaw Street, on the edge of Toronto’s Liberty Village. UrbanToronto attended the project’s ground breaking ceremony in July, 2024, where Hullmark, First Capital, and Woodbourne Canada Management Inc. celebrated its beginnings. The triangular site, bounded by the Toronto West Rail Corridor to the south and Douro Street to the east, will be home to a flatiron-shaped building designed by BDP Quadrangle, with Kirkor Architects Planners as the Architect of Record.

Looking east to 1071 King West, designed by BDP Quadrangle and Kirkor Architects Planners for Hullmark, First Capital, and Woodbourne Canada Management, Inc

Last month, a technical resubmission filed after the Notice of Approval Conditions (NOAC) bumped the building’s height from 56.6m to 62.2m, while the vehicular parking count has slightly decreased from 53 to 52 spaces. More notably, bicycle parking has substantially increased from 257 to 390 spaces.

In October, 2024, this aerial view looking east captures the excavation progress since the ground breaking. The excavation features a dirt ramp at the east end, sloping from grade at King Street West into the pit. This ramp curves around a deeper, square pit for the tower crane, with a red base visible amidst rebar. Within the pit as well are three excavators, construction materials, and tools. A pedestrian overpass above the rail corridor is seen to the southeast.

An aerial view looking southeast to preparations for the tower crane base, image by UrbanToronto Forum contributor kotsy

Later that month, we look out from that overpass to the assembly of the tower crane, where atop its white mast, construction crews are seen where the slewing unit is being prepared for installation of the jib and counter-jib. Cables are visible above and below, assisting in stabilizing the structure.

Looking west to the newly installed tower crane, image by UrbanToronto Forum contributor CrabCorp

As of this month, below, the earthen ramp on the east side has been dug out while towards the west end, rows of newly poured concrete columns rise. A construction crew member is using a green articulating lift to apply white tarp on the shoring wall along the west and north elevations, which feature wooden lagging compared to the concrete adjacent to the rail corridor and future West Toronto Rail Path extension that will run along the southern edge of the building. King Street is hidden from view behind construction trailers and hoarding.

Concrete columns formed at the west end of the site, image by UrbanToronto Forum contributor smuncky

When complete, 1071 King West will bring 298 market-rate rentals apartments to the area along with six affordable rental units.

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City of Toronto Introduces Measures to Protect Renters and Boost Affordable Housing Supply

Anthony Teles — Mon, 18 Nov 2024 16:30:55 -0500

The City of Toronto is stepping up efforts to tackle the housing crisis, with a focus on safeguarding renters, encouraging new purpose-built rental developments, and increasing mid-rise residential density along major corridors. Approved last week at City Council, three initiatives aim to improve housing affordability and expand options for residents across income brackets.

The first initiative focuses on accelerating the development of purpose-built rental homes. The City plans to leverage its resources to kick-start the construction of 7,000 new rental units, including 5,600 purpose-built rentals and at least 1,400 affordable homes. This effort is part of a larger goal to deliver 20,000 new rental homes citywide, with up to 16,000 being purpose-built and a minimum of 4,000 designated as affordable housing.

Designed for non-profit and private housing organizations, the Rental Housing Supply Program (RHSP), building on the Open Door Affordable Housing Program, released its call for applications today. It supports the creation of various rental housing types, including rent-geared-to-income (RGI) units, affordable rental homes, and rent-controlled properties.

Toronto skyline from the CN Tower, image by UrbanToronto Forum contributor ImmenselyMental

Under the guidelines, at least 20% of units in approved projects must be affordable or rent-geared-to-income (RGI), with affordability secured for at least 40 years and potentially extending up to 99 years. The program offers financial incentives, including capital funding of up to $260,000 per unit and exemptions from municipal fees and charges. Approved projects will also benefit from a prioritized development review process.

The City is appealing to the provincial and federal governments to expand the initiative's reach. This includes a $1 billion rebate from the Province, known as the "Build More Homes Rebate," to offset development charges and property tax reductions. Additionally, Toronto is requesting $7.3 billion in affordable housing financing from the Canada Mortgage and Housing Corporation to support these projects.

The second initiative involves implementing a Rental Renovation Licence By-law, effective July 31, 2025. Its goal is to prevent “renovictions,” where landlords evict tenants under the guise of renovations, often to increase rents or deny tenants re-entry. Landlords pursuing such evictions must secure a Rental Renovation Licence supported by approved building permits and a comprehensive tenant accommodation plan. Options for tenants include temporary housing with similar rents or financial assistance to secure their own interim accommodations.

The third initiative involves permitting as-of-right heights and densities for mid-rise buildings along designated avenues and mixed-use areas. This policy change is meant to streamline the development process for mid-rise projects, encouraging residential intensification and diversifying housing options in these areas.

To further these aims, City staff are reviewing the Avenues Policy and exploring opportunities over the next year to expand Mixed-Use Areas designations across the city. This includes updating the Mid-Rise Building Urban Design Guidelines and implementing as-of-right zoning for mid-rise developments along key corridors. As part of the Housing Action Plan (HAP), the City is revising Mid-Rise Building Urban Design Guidelines to support additional mid-rise housing along Avenues. New zoning regulations will also apply updated height and density permissions.

Data prepared by Greater Toronto Apartment Association and CMHC, image by City of Toronto

These initiatives are part of Toronto's broader HousingTO 2020-2030 Action Plan, which has set ambitious targets to approve 65,000 new rent-controlled homes by 2030. This includes 41,000 affordable rental units, 6,500 rent-geared-to-income units, and 17,500 other rent-controlled homes.

Monitoring and reporting mechanisms are being put in place to assess the effectiveness of these policies. City staff are expected to report back on the implementation of the new initiatives, including updates on housing pipeline outcomes and recommendations for any necessary adjustments to strengthen their impact.

The submission deadline for RHSP applications is November 29, 2024, with successful applicants to be notified the week of December 9, 2024.

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Canada Lands Company Submits Application Outlining Downsview West District

Anthony Teles — Mon, 18 Nov 2024 14:24:45 -0500

Toronto’s Downsview Lands made headlines on UrbanToronto earlier this Fall with the announcement of the temporary Rogers Stadium to be built at the former airport site being developed by Northcrest Developments. Adding to the momentum of change on the vast North York acreage here, Canada Lands Company (CLC) has now submitted plans to the City for the Downsview West District, another piece of the 210-hectare/520-acre Downsview Framework Plan spearheaded by CLC and Northcrest. One of the city’s most ambitious mixed-use community redevelopment plans, it will be walking distance from the Downsview Park subway and GO station.

An aerial view looking northwest to Downsview West District by Canada Lands Company

The District, which spans 30.3 hectares/74.9 acres, is part of the historic Downsview Lands generally west of the rail corridor, east of Sheppard Avenue, and north of Carl Hall Road. The site’s heritage structures include the Depot Building, a Cold War-era military warehouse, and the former Fire Hall.

An aerial view looking east highlighting The Supply Depot Building (1), Fire Hall (2), Downsview Park station (3), Steam Plan (4), 35 Carl Hall Road (5), image from submission to City of Toronto

The proposed development is part of the broader Downsview Framework Plan, which engaged over 3,000 participants in reviewing priorities like improved transit access and public spaces. Surrounding this district are the Arbo District to the west, as well as Northcrest's YZD to the southeast (formerly known as the Hangar District), and the future Downsview East District to the east. Downsview Park itself is to the south.

Downsview Secondary Plan area, image from submission to City of Toronto

For the Downsview West District, the developer has submitted a Zoning By-law Amendment and Draft Plan of Subdivision application. Two community hubs will anchor the area, one at the subway and GO station at the north end, and the other at the south end of the site next to Downsview Park.

Conceptual plan by Canada Lands Company

The site would be divided into three distinct character areas. The Station Quarter, adjacent to the Downsview Park transit hub, would be a high-density area combining residential, commercial, and office spaces. The Heart at the Crossroads would anchor the district with Heart Park and Depot Plaza, offering the largest concentration of open space. The Mews, primarily mid-rise residential, would provide a transition to Downsview Park.

Neighbourhood areas, image from submission to City of Toronto

The master plan includes 20 development blocks with a built form ranging from mid-rise buildings at six storeys to tall towers reaching 60 storeys. The tallest buildings would be concentrated near the Downsview Park transit hub, while mid-rise structures create a transition toward the Depot Building and Downsview Park. In total, the district proposes 840,000m² of Gross Floor Area (GFA), balancing residential, commercial, and community uses.

Ground floor plan, with retail spaces shaded in red, image from submission to City of Toronto

At full build-out, the district would accommodate approximately 8,800 residential units, with 20% designated as affordable housing, creating homes for around 17,000 residents. Over 120,000m² of non-residential space, including 25,000m² of retail GFA, would support 3,300 jobs. Also included are a Toronto District School Board elementary school, three childcare centres, and 1,100m² of agency space to support social services.

Public spaces include 3.8 hectares of parks and open spaces, including a 1-hectare Major Park and 1.6 hectares of POPS (Privately-Owned Publicly-accessible Space). The plan also emphasizes adaptive reuse of the exisiting Depot and Fire Hall, serving as anchors for the community’s cultural and employment hubs.

Looking north to Downsview West District by Canada Lands Company

The plan highlights cultural recognition through the Ancestors’ Trail, an 800m pedestrian route celebrating Indigenous heritage and linking Downsview Park to the transit hub. Sustainability initiatives aim for near-net-zero operational carbon by 2040, with all new buildings meeting Tier 3 Toronto Green Standards. The district prioritizes green infrastructure, including stormwater management systems and a tree canopy target of 25%, supported by the planting of approximately 1,400 trees.

Initial work would focus on the south end. The first phase prioritizes residential buildings and infrastructure, while later phases extend northward, with the revitalization of The Depot Building in the final phase.

Phase 1, image from submission to City of Toronto

At the site's north end are the Downsview Park TTC and GO station, providing access to University Line 1 and the Barrie GO Line, while the district’s new street network is to include dedicated cycling lanes and 900m of off-street active mobility routes.

Streetscape for Downsview West District by Canada Lands Company

More development activity is happening on nearby lands. To the west, the Arbo District will include 11 buildings up to 20 storeys, while 3374 Keele Street calls for a 29-storey tower. Northwest, 11 Catford Road envisions four buildings ranging from 4 to 25 storeys. Southeast, YZD, formerly known as the Hangar District plans 39 buildings up to 14 storeys alongside the temporary Rogers Stadium. East of the district, closer to Sheppard West station, proposals include a 14-storey building at 1050 Sheppard Avenue West and three towers at 20 De Boers Drive, soaring 50 to 55 storeys.

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News Roundup for November 18, 2024

UrbanToronto Staff — Mon, 18 Nov 2024 09:30:00 -0500

CMHC reports annual pace of housing starts up eight per cent in October; Toronto real estate developer Fitzrovia launches $1-billion fund to build up city’s rental stock; new affordable housing units open in Toronto as major gap remains; and other news.

CMHC reports annual pace of housing starts up eight per cent in October (The Star)

Toronto real estate developer Fitzrovia launches $1-billion fund to build up city’s rental stock (The Globe and Mail)

New affordable housing units open in Toronto as major gap remains (CBC)

Ontario NDP pitches sweeping municipal reform amid growing homelessness (Global News)

Morning Train

Craig White — Mon, 18 Nov 2024 06:00:00 -0500

As captured earlier this Fall by UrbanToronto Forum contributor TwinHuey, one of the day's earliest GO trains makes its way across the embankment that separates the marsh at the mouth of the Rouge River from Lake Ontario. This is Toronto's easternmost point, where Scarborough touches Pickering, and where Rouge National Urban Park comes to an end at Rouge Beach.

The sun rises over Lake Ontario beyond Toronto's easternmost point, image by UrbanToronto Forum contributor TwinHuey

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49-Storey Condo Proposed on Dundas West Near Kipling Mobility Hub

Anthony Teles — Fri, 15 Nov 2024 16:44:36 -0500

A new high-rise proposal would add to the rapidly densifying area around Etobicoke's Kipling station. Marlin Spring Developments, after acquiring the site at 5280 Dundas Street West in July, 2024, has submitted plans for a 49-storey residential tower to the City of Toronto. Designed by Jahan Mehr Architects, it is located within the Kipling Major Transit Station Area. Provincial policy encourages high-density development within such designated areas.

Looking northwest to 5280 Dundas Street West, designed by Jahan Mehr Architects for Marlin Spring Developments

Situated at the northeast corner of Dundas Street West and Acorn Avenue, the site spans approximately 1,264m² and currently hosts a single-storey building with two restaurant tenants and a surface parking lot. To the north are low-rise commercial uses, with similar commercial buildings and parking lots to the east. Situated within the City Centre West area, the site is surrounded by numerous high-density development proposals.

Looking northwest to the current site, image retrieved from Google Maps

Marlin Spring has submitted a Zoning By-law Amendment application to replace the current low-rise structure with a 49-storey residential tower. Standing 167.9m tall, it would include 541 residential units, with 71% planned as one-bedroom suites. The design’s massing features a 3-storey podium fronting Dundas Street West and Acorn Avenue.

Podium, designed by Jahan Mehr Architects for Marlin Spring Developments

The Gross Floor Area would total 23,448m², entirely residential, with a Floor Space Index of 18.5. Amenities would comprise 1,498m² of indoor spaces across levels 1 to 4 and 687m² of outdoor spaces on the fourth-floor terrace. Plans include four elevators, plus a fifth elevator connecting the underground garage to the lobby, with the four residential elevators serving an average of 135 units each, indicating significantly longer than preferable wait times.

Ground floor plan, designed by Jahan Mehr Architects for Marlin Spring Developments

The building would sit above three levels of underground parking, offering 39 parking spots for residents and 8 for visitors. Bicycle parking entails 502 long-term and 108 short-term spaces.

Site plan, designed by Jahan Mehr Architects for Marlin Spring Developments

The site is 400m, or a 5-minute walk, from Kipling station, a mobility hub served by the TTC’s Bloor Line 2, multiple TTC bus routes, MiWay, and GO Transit’s Milton line trains and buses. Dundas Street West features cycling tracks that connect to nearby infrastructure on Kipling Avenue and Bloor Street West. Planned future transit improvements include the Dundas Bus Rapid Transit (BRT), a 48km dedicated corridor planned to link Kipling Station with Hamilton, for which Metrolinx is currently developing the design.

An aerial view of the site and surrounding area, image from submission to City of Toronto

Closer to Bloor Street West to the north, proposals at 8 and 5 Jopling South aim for heights of 29, 38, and 39 storeys, while the Six Points Plaza Redevelopment envisions six buildings ranging from 8 to 45 storeys, with a 36-storey Phase 1. Nearby, 4 Beamish Drive is proposed at 44 storeys. To the east, 5207 Dundas Street West is under construction, rising as 26- and 30-storey towers, while closer to the site, 5238 Dundas West proposes 41 storeys, and the 50-storey Kipling Station Condos is also under construction. Further southwest, the Kip District is nearly complete with five towers ranging from 20 to 40 storeys, alongside proposals for 5485-5487 and 5359 Dundas Street West, the former with eight towers spanning 25 to 43 storeys, and the latter at 50 storeys.

Height context map for surrounding proposed, approved, and under construction developments, image from submission to City of Toronto

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Development Opportunity Offers Pre-Approved High-Rise Potential in Downtown Hamilton

Anthony Teles — Fri, 15 Nov 2024 14:20:05 -0500

Developers and investors in the Greater Golden Horseshoe are being presented with an opportunity at 98 James Street South in Hamilton that's pre-approved for a high-rise project. Located in the heart of the city's downtown, the property comes with significant advantages that streamline the development process.

The site has already secured conditional site plan approval and minor variance permissions for a 31-storey mixed-use condominium featuring 315 residential units. A standout feature of this opportunity is the $2.5 million in development charges fully paid at historical rates. These charges are tied to an existing building permit, which has been successfully extended through December 31, 2026. This extension preserves the lower development charges — a considerable savings given the substantial increases in recent years — while allowing the future developer to proceed without additional fees.

98 James Street South, designed by McCallum Sather Architects

Under the existing site plan, potential buyers can reimagine the existing plans while remaining within the established building envelope. This flexibility allows for the possibility of increasing the unit count beyond the current 315 units by adjusting unit sizes or incorporating a mix of condominiums, rental units, or even hotel accommodations. Additionally, recent changes in Hamilton by-laws may permit a reduction in parking requirements, adding further development potential.

Set against the Niagara Escarpment and Lake Ontario, Hamilton offers natural beauty and urban convenience. The city has experienced notable growth, driven by more affordable housing compared to Toronto, a robust job market, and a vibrant arts and culture scene. Downtown Hamilton, in particular, has seen significant redevelopment over the past decade, with new condos, businesses, and eateries.

Situated just a five-minute walk from the planned James Street LRT stop, the property stands to benefit from Hamilton's investment in infrastructure, including the forthcoming 14-kilometre Light Rail Transit line connecting McMaster University to Eastgate Square Shopping Centre via Downtown. Commuters living at 98 James Street South will also appreciate the brief, two-minute walk to the Hamilton GO Centre station with its trains to Toronto, plus easy access to multiple bus routes. Major arterial roads and proximity to Highway 403 provide connectivity for drivers, while John C. Munro Hamilton International Airport is just a 25-minute drive away.

Close by commercial strips along James Street South and Main Street West, future residents will have numerous amenities at their doorstep. The area is known for its trendy shops, restaurants, and cultural attractions, making it an attractive location for young professionals, families, and retirees alike.

98 James Street South, designed by McCallum Sather Architects

KSV Restructuring Inc., acting as the court-appointed receiver, is managing the sale process. A stalking horse bid sets the baseline offer, and the receiver is soliciting higher bids that meet specific criteria. Offers must, among other things, exceed $13,360,000, include a 5% deposit, and be unconditional as it relates to financing or due diligence. Key deadlines include December 18, 2024, for qualified bids, with an auction to follow on December 20 if needed. Offers must contain an outside closing date no later than February 28, 2025. More details available here.

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Crosstown Community Progressing at Don Mills and Eglinton

Anthony TelesCraig White — Fri, 15 Nov 2024 11:33:08 -0500

The sprawling 60-acre Crosstown Community redevelopment continues to reshape the northwest corner of Don Mills Road and Eglinton Avenue East. Once home to IBM’s Celestica campus, the site is transforming into a mixed-use hub, anchored by the Ontario Science Centre station on the soon-to-open Eglinton Line 5 Crosstown LRT and the upcoming Ontario Line 3. Buildings are planned across the site that include residential towers, townhouses, offices, retail, and recreation, along with new parks.

Looking northeast to the Crosstown Community, designed by Sweeny &Co Architects Inc., TACT Architecture, Giannone Petricone Associates, Hariri Pontarini Architects, and MacLennan Jaunkalns Miller Architects for Aspen Ridge Homes, Lifetime Developments, Context Development, and Diamond Corp

UrbanToronto’s July, 2024 update detailed the progress on One Crosstown Towers and The Crest, and since then, they and other buildings on the site have been advancing. Furthest along is the site's first office building right at the corner of Don Mills and Eglinton. Designed by Core Architects for Metrus Properties, Crosstown Place's nine storeys of mirrored walls are encrusted with diamond-like projections. The building, seen in September 2024 below, will have a direct connection to the rapid transit station that's been built below the adjacent intersection.

Looking northeast to Crosstown Place at Eglinton and Don Mills, image by UrbanToronto Forum contributor TwinHuey

West of Crosstown Place, One Crosstown’s three towers, mid-rise Crest, and associated townhome blocks — designed by Core Architects for Aspen Ridge Homes — are nearing completion. In this October, 2024 view looking south, the stepped, curving massing of The Crest is visible, with its top two floors above the sixth-floor step-back now fully clad in white framing panels and glazing. The black cladding of its mechanical penthouse has also been applied, while the construction hoist remains on its north elevation. Behind The Crest are Crosstown Towers I, II, and III, with the crane of Tower I on the right recently dismantled.

Looking south to cladding and step-backs for The Crest, image by UrbanToronto Forum contributor toronto647

In this view, looking east, Towers I and III having topped off, their concrete mechanical penthouse levels visible. Cladding installation is advancing steadily, with dark panels and glazing now covering two-thirds of Tower I, but only halfway up Towers II and III. The distinctive staggered facades feature both punched-out and punched-in sections, creating a checkerboard pattern along the west and east elevations of each tower. Construction hoists remain active on the north elevations of Towers I and II.

Cladding installation for Crest I (right), II (centre), and III (left), image by UrbanToronto Forum contributor toronto647

Meanwhile, further north on the site, the 27-storey Generations, designed by architects—Alliance for Aspen Ridge Homes and Larco Investments, is steadily rising. It has been progressing with the installation of dark glazing on the west elevation from the second through fourth floors. On the north elevation, reconstructed limestone panels pay homage to the site’s heritage, preserving elements of the IBM office designed by Clare G. MacLean in 1951 that previously dominated the site.

Curtainwall on the west elevation of Generations, image by UrbanToronto Forum contributor rdaner

From an aerial perspective, Generations' U-shaped massing above its podium is revealed. The west volume has topped out at ten storeys, while the taller east volume rises steadily with approximately 14 storeys formed, advancing toward its final 27-storey height. Two construction hoists run along the south elevation. Cladding installation is underway, now enclosing about eight storeys of the taller volume.

An aerial view of the cladding and massing for the south elevation of Generations, image by UrbanToronto Forum contributor Edwarander

This sweeping view looking southwest captures the Generations site in the middle ground, with Crosstown Towers and The Crest in the backdrop. What's most obvious here is all the land that is still to be redeveloped at the site, mostly with more residential buildings, and most of those to be blocks of townhouses. At right, where a field awaits attention, will be a significant new City-run recreation centre for the whole Don Mills area.

An aerial view looking southwest to Crosstown Towers I, II, III, and The Crest, as well as Generations, image by UrbanToronto Forum contributor Edwarander

Upon completion, the Crosstown Community will feature buildings ranging from 11.52m to 135.02m metres in height, delivering a total of 4,921 residential units across the sprawling site.

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News Roundup for November 15, 2024

UrbanToronto Staff — Fri, 15 Nov 2024 09:30:00 -0500

Toronto city council to formally oppose Ontario government's plan to remove bike lanes; single-family home starts hit 69-year low in new Ontario housing data; City council moving ahead with proposal to install bike lanes on Parkside Drive; and other news.

Toronto city council to formally oppose Ford's plan to remove bike lanes (CBC)

Single-family home starts hit 69-year low in new Ontario housing data (Global News)

City council moving ahead with proposal to install bike lanes on Parkside Drive (CityNews)

Doug Ford promised to build a new local train station. Metrolinx says it’s a bad idea (Global News)

Weekend need-to-know: Taylor Swift takes over Toronto (CityNews)

King West |>|<| Liberty Village

Craig White — Fri, 15 Nov 2024 06:00:00 -0500

Now there's something you don't see everyday. In this drone image by UrbanToronto Forum contributor hawc, two Toronto neighbourhoods, in this case King West on the left and Liberty Village on the right, appear to be stitched together with some giant lace trim...

…and sure, it could simply be that…

…or it might be the Strachan Avenue Underpass on Metrolinx's Kitchener line — just west of where it splits off from the Lakeshore West corridor — split into two trenched channels, each channel wide enough for four tracks, and both covered by a line of diagonally arranged struts that hold back the earth around the trench, and which also support the centre wall between the channels. It's practical (very Toronto) while also looking cool (feels a little foreign in that regard).

The Strachan Avenue trench on Metrolinx's Kitchener line is seemingly covered with a special trim, image by UrbanToronto Forum contributor hawc

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Trio of High-Rises Reaching 53 Storeys Proposed at Milliken GO

Anthony Teles — Thu, 14 Nov 2024 17:10:04 -0500

A major high-rise application includes two of the tallest towers yet envisioned for the Milliken neighbourhood in Markham. ML Development has submitted plans designed by ZO1 for a mixed-use development at 4440 Steeles Avenue East, just across from Toronto’s northern city limits and the Milliken GO station east of Kennedy Road. The proposal features three towers spanning 28 to 53 storeys, introducing density to this designated Major Transit Station Area (MTSA).

Looking east to 4440 Steeles Avenue East, designed by ZO1 for ML Development

Spanning approximately 8,700m² at 4438-4440 Steeles Avenue East, the site occupies the southwest and northwest corners of Thelma Avenue and Turff Avenue. It currently contains a single-storey commercial and industrial building, outdoor storage, and a surface parking lot. The site is bordered by the Metrolinx-operated rail corridor to the west, low-density commercial and industrial buildings ttop the east, and low-rise residential townhouses to the north.

An aerial view of the site and surrounding area, image from submission to City of Markham

MHBC Planning has submitted Official Plan and Zoning By-law Amendment applications to the City of Markham. The proposal includes three high-rise towers across two parcels with a combined Gross Floor Area (GFA) of 99,747m².

The North Parcel would be developed as Phase 1, featuring a 28-storey tower standing 98.65m, with 247 purpose-built rental units and a GFA of 23,030 m². The South Parcel, forming Phase 2, would consist of two towers of 41 and 53 storeys, rising to heights of 138.3m and 174.1m, respectively. These towers, connected by an 8-storey podium, would house 782 condominium units and provide a GFA of 76,718 m².

Phasing plan, image from submission to City of Markham

For Phase 1's 247 rental suites, 22,731m² is allocated to residential use, while 299m² is designated for retail space at grade. The building would have a Floor Space Index (FSI) of 8.72 and a total of 1,014 m² of indoor and outdoor amenity space distributed across the ground and third floors. The design incorporates three residential elevators for an approximate ratio of one elevator per 82 units, indicating minimal wait times. A three-level underground garage would house 185 vehicular spaces, with some spots at grade, and 272 bicycle parking spaces, split between 202 long-term and 70 short-term spots.

Site plan, designed by ZO1 for ML Development

The towers of Phase 2 would contain 76,219m² allocated to residential use, with 499m² to serve as retail space at grade, with an FSI of 12.73. The podium includes 3,274m² of indoor and outdoor amenity areas, including a rooftop patio on the 8th floor. There would be 597 vehicular parking spaces across a three-level underground garage and the podium levels. For cyclists, there would be 627 long-term and 157 short-term bicycle spots. Nine elevators across the two towers' combined 782 suites — approximately one for every 87 units — indicate minimal wait times for residents.

Ground floor plan, designed by ZO1 for ML Development

Milliken GO station is about 200m south, providing connections along the Stouffville Line between Downtown Toronto and Whitchurch-Stouffville. The station’s recent expansion by Metrolinx includes a pedestrian connection from the north side of Steeles Avenue East. Local transit options include TTC bus routes on Steeles Avenue and Kennedy Road, and York Region Transit routes on Kennedy Road. Cyclists benefit from cycle tracks along Steeles Avenue and shared roadway signage on Old Kennedy Road.

Looking north to the South Parcel podium, designed by ZO1 for ML Development

Nearby proposals include Remington Centre to the west, with towers of 27 and 33 storeys, and 35-51 and 30-46 Old Kennedy Road to the east, with towers of 30 and 32 storeys. To the south, near the GO station, proposals include three towers at 4631 Steeles Avenue East ranging from 10 to 25 storeys and four 35-storey towers at 3447 Kennedy Road.

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Galleria 01 & 02 Welcome First Occupants at Galleria on the Park

Anthony Teles — Thu, 14 Nov 2024 10:52:42 -0500

The first two towers of Almadev's Galleria on the Park community at Dufferin and Dupont have opened their doors and are welcoming residents. Galleria 01 and 02, designed by Core Architects, are the first of several new buildings to revitalize the former Galleria Mall site in Toronto’s vibrant West End. This marks a major milestone for this masterplanned community after sales started in 2019, and now with the first towers nearly complete, Galleria III — which launched in 2020 — is also under construction and soon to top off.

Looking north to Galleria 01 & 02 and the Wallace-Emerson Community Centre, image courtesy of Almadev

Standing at 24 and 29 storeys from a shared podium, Galleria 01 and 02 boast a stacked-boxes aesthetic, the dark steel base evoking the neighbourhood's industrial past, while softened natural elements and expansive floor-to-ceiling windows introduce a modern touch. Together, the towers bring 634 residential units to the Wallace-Emerson neighbourhood.

Looking southwest to Galleria on the Park, masterplanned by Hariri Pontarini Architects for Almadev

A few move-in ready suites remain, and purchasers can attend open houses every weekend and choose between a variety of suite layouts. Open-concept designs create a flow between living spaces, with every suite boasting a private balcony or terrace. Some corner units feature two walls of windows for plenty of sunlight and panoramic views — including sunset views to the west and downtown skyline to the south. Master bedrooms come equipped with ensuite bathrooms and closet space, while flex rooms in certain units provide versatile spaces that can serve as home offices or guest rooms.

In-suite living room, interior design by Almadev

With the Almadev Link smart home package, residents can use their smartphones for keyless entry, gaining access to building entrances, parking garages, and common areas without the need for traditional keys.

In-suite kitchen, interior design by Almadev

The third floor will have plenty of amenity space, including a kids' playroom filled with art niches, a play kitchen, and a cozy "fort," all set against safe, child-friendly flooring.

In-suite bedroom, interior design by Almadev

Meanwhile, construction has made steady progress outside, especially visible as one drives along Dupont Avenue. To the east of Galleria 01 and 02, as well as the Wallace-Emerson Community Centre, Galleria III is rising and approaching topping off.

Looking east to Galleria on the Park, with Galleria III visible in between the towers of Galleria 01 & 02, image courtesy of Almadev

A games room offers billiards, foosball, and air hockey tables, combining industrial elements and natural oak flooring for an eclectic décor with black-and-white photographs that celebrate the diverse neighbourhood demographic. A social lounge doubles as a co-working space, featuring flexible seating arrangements accented with natural materials, brass detailing, and green marble elements. Adjacent on the exterior, a terrace provides a setting for social gatherings, complete with barbecue facilities.

Social lounge and co-working space, interior design by U31 for Almadev

On the twelfth floor, residents will find wellness amenities like the cardio zone, outfitted with modern equipment and floor-to-ceiling windows. It's adjacent to the yoga studio and the outdoor swimming pool, equipped with loungers and cabanas.

Outdoor pool, image courtesy of Almadev

The residential towers are pieces of the larger community that are reinventing the former Galleria Mall site with living spaces, retail, and green areas. Masterplanned by Hariri Pontarini Architects, with landscaping by Perkins&Will, the community is set to house nearly 6,000 residents across eight towers, all interconnected by pedestrian-friendly, tree-lined streets and promenades.

Streetscape, designed by Perkins&Will for Almadev

Patios will mark retail and restaurant mews, with 300,000 ft² of commercial space to gradually come online, While specific retailers have yet to be announced, plans are in place to curate a selection of shops and services that cater to the needs of the community. These commercial spaces are integrated into the pedestrian pathways, allowing residents to explore and engage with their surroundings without venturing far from home.

Wallace-Emerson Community Centre, designed by Perkins&Will for Almadev

The towers are positioned to offer immediate access to the in progress and under construction eight-acre Wallace-Emerson Park. Each section of park will offer its own opportunities for residents to enjoy – The Community Heart will feature recreational facilities such as a BMX and skateboard park, the Nature Heart, will boast tree-lined paths for leisurely walks, and the Play Heart will provide a multi-use green field and landscaped hill. Adjacent to the park is the soon-to-open Wallace Emerson Community Centre, a sprawling 90,000 ft² facility that will be one of the largest in the city. Here, residents will have access to fitness facilities, swimming pools, a dance studio, and a childcare centre.

An aerial view looking south to ongoing construction of the Wallace-Emerson Community Centre, image courtesy of Almadev

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News Roundup for November 14, 2024

UrbanToronto Staff — Thu, 14 Nov 2024 09:30:00 -0500

Removal of bike lanes will cost $48M, according to City of Toronto report; Toronto city council passes plan to entice developers to build rental homes; workers say goodbye to an almost-empty Ontario Science Centre as repairs get underway; and other news.

Removal of bike lanes will cost $48M: City of Toronto report (CityNews)

Toronto city council passes plan to entice developers to build rental homes (CBC)

Workers say goodbye to an almost-empty Ontario Science Centre as repairs get underway (CTV News)

Realtor numbers drop at Canada’s largest real estate board (The Globe and Mail)

T-Day: Taylor Swift’s Eras Tour to start Toronto run as city braces for crush of fans (CityNews)

Daniels Presides Over Its Neighbours

Craig White — Thu, 14 Nov 2024 06:00:00 -0500

We're popping back into the recent past when there was just beginning to be Fall colour in the trees in late September. In this drone image by UrbanToronto Forum contributor TwinHuey, the Daniels Building rises prominently in the middle of Spadina Circle, while other buildings of the University of Toronto's St George Campus rise to the right and homes nestle among the tree-lined streets of Harbord Village to the left. Transiting around the Daniels Building, a TTC vehicle reminds us of the bustitution currently in place while maintenance and enabling works to the lengthen the streetcar platform at Spadina station is underway.

The Daniels Building at the University of Toronto stands out as Spadina Circle curves around it, image by UrbanToronto Forum contributor TwinHuey

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Fitzrovia and Hazelview Continue to Remake Bloor & Dufferin

Anthony Teles — Wed, 13 Nov 2024 17:23:03 -0500

Side-by-side developments are remaking the southwest corner of Bloor and Dufferin streets in Toronto's West End, just south of Dufferin station on Bloor Line 2. Formerly home to Bloor Collegiate Institute and Kent Public School, the overall site is being redeveloped as a mixed-use, mostly residential community by two developers — Fitzrovia Real Estate Inc. and Hazelview Investments — who are splitting the blocks between them.

The development features residential towers (including some affordable housing) designed by Turner Fleischer Architects, retail, a public park, and the repurposed Kent School as a community hub. The two western blocks, dubbed Blocks A and B, are being built by Hazelview Investments, and range from 12 to 37 storeys. The eastern blocks, dubbed Blocks C, D, and E and being marketed under the name Marlow, are being built by Fitzrovia Real Estate, and will span 18 to 33 storeys high.

Marlow Blocks C (right), D (centre), and E (left), designed by Turner Fleischer Architects for Fitzrovia Real Estate Inc

UrbanToronto last provided an update on the redevelopment in July, 2024, when the affordable housing component broke ground at 1159 Bloor Street West,

In October, 2024, a drone looking westward captured the construction progress across Blocks C, D, and E (seen below on the right, left, and centre, respectively). Block C on the right has reached 20 storeys, with pre-cast brick cladding panels installed on six floors above its two-level podium. In the centre, Block D stood at 17 storeys, rising behind the heritage Kent School structure. In front of it in an area that will eventually be landscaped, construction materials are staged beside Dufferin Street. To the left, Block E shows 13 storeys formed, with its step-backs above the first and fifth floors just evident, while the more pronounced step-back above the tenth floor stands out.

An aerial view looking west to Marlow Blocks C (right), D (centre), and E (left), image by UrbanToronto Forum contributor kotsy

This month, we look north to the west elevations of Blocks C, D, and E and see their distinct material palette just starting to be evident. To the left in the back, glazing has been installed on a couple of the residential floors of Block C's podium. Centrally, Block D showcases darker pre-cast brick cladding panels applied to the first three floors above the ground level for its U-shaped massing. On the right, Block E’s facade introduces light precast white panel cladding. At grade, structural concrete columns that will eventually be hidden, currently define the base of Blocks C and D.

Cladding installation on the west elevation of the Marlow buildings, image by UrbanToronto Forum contributor DavidCapizzano

Meanwhile, a southwards view of Hazelview's Block B shows steady progress with its two towers, the western one to the right with nine storeys formed, and the eastern tower at ten. They are connected by a seven-storey podium. In the foreground, Block A is at grade level, marked by the white tower crane, and is set to rise 12 storeys. To the right will rise 1159 Bloor Street West.

Looking south to Block B, image by UrbanToronto Forum contributor rdaner

Finally, this view looking east along Bloor Street showcases the rising buildings. On the left, Block C stands at 22 storeys at the corner of Bloor and Dufferin streets. In the centre background, Block D's 18 residential storeys are fully formed, as work transitions to its mechanical penthouse. Block B is to the right, with Block E hidden behind it. Six active cranes emphasize the degree of construction activity across the site.

A distant view looking east to the topped off Block D (centre), image by UrbanToronto Forum contributor rdaner

Upon completion, the Bloor & Dufferin community's buildings will range from 33m to 122.35m in height, and deliver 1,900 residential units to the area. The heritage Kent School will be repurposed as a childcare centre and as community facilities.

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Historic Tivoli Theatre to be Demolished for Hamilton High-Rise Proposal

Anthony Teles — Wed, 13 Nov 2024 15:38:06 -0500

The Tivoli Theatre, a shuttered but storied landmark in Downtown Hamilton, is proposed to be demolished and replaced by a development of two towers rising from a shared podium. Designed by +VG Architects • The Ventin Group Ltd for Aventus Developments and Society Developments, the towers would rise to about 35 storeys. Despite the Tivoli’s heritage designation, the proposal’s Heritage Impact Assessment notes the extensive deterioration that has rendered the structure unsafe.

Looking southwest to Tivoli Condos, designed by +VG Architects for Aventus Development & Society Developments

The 2,791m² site at 108-144 James Street North spans along Wilson Street from James to Hughson Street in a mixed-use neighbourhood known for its early 20th-century low-rise brick buildings, street-level cafes, restaurants, and galleries. The southern portion of the site is currently in occupied by a single story strip plaza and its surface parking lot.

An aerial view of the site and surrounding area, image from submission to City of Hamilton

Originally built in 1875 as a carriage factory for J.P. Pronguey, the building transitioned into a theatre in 1908, becoming the Tivoli in 1924. Renowned for its Italian Renaissance interior designed by Toronto architect B. Kingston Hall, it was the first cinema in Hamilton to show movies with sound in the late 1920s. Despite later renovations, key features like the proscenium arch and friezes remain intact.

Looking east to Tivoli Theatre and current site, image retrieved from Google Maps

Decades of neglect have left the Tivoli Theatre in an advanced state of deterioration, as detailed in the Heritage Impact Assessment submitted with the proposal. According to the report, structural breaches in the building’s envelope, hazardous substances in its historic plasterwork, and widespread decay have made integration into new construction untenable. While some interior features might be salvaged for commemorative purposes, the overall condition of the site is prompting its owners to pursue demolition.

Looking south to Tivoli Condos, designed by +VG Architects for Aventus Development & Society Developments

A decade ago, a 22-storey redevelopment designed by McCallum Sather Architects for the Tivoli Theatre site was proposed by then owners Diamante Development.

Previous design by McCallum Sather Architects for Diamente Develpoment

That project never advanced, and Aventus and Society Developments acquired the site in 2022. Their proposed redevelopment features two modern residential towers in the range of 32 to 35 storeys, though exact heights have not been finalized. The design combines contemporary architecture with heritage-inspired elements, such as patterns and rhythms reflecting the original Second Empire-style facade.

Podium, designed by +VG Architects for Aventus Development & Society Developments

A six-storey podium would house commercial spaces at grade facing James, WIlson, and Hughson streets, and parking facilities hidden behind. More parking is also to be accommodated on an underground level, providing spaces for motor vehicles and bicycles. At-grade features include a publicly accessible interpretive centre, which would commemorate the site’s history through curated displays of Tivoli memorabilia and architectural fragments. The towers would be connected by a skybridge about three quarters of the way up. The skybridge is planned to include an 836m² event space with nods to the Tivoli Theatre’s legacy, but if the skybridge prove unfeasible, the planned event space would be relocated to an upper floor.

Ground floor plan, designed by +VG Architects for Aventus Development & Society Developments

The site is approximately halfway between West Harbour and Hamilton GO stations, and about a 12-minute walk to either of them, while local transit options include Hamilton Street Railway bus routes along James and Hughson streets, as well as routes on nearby York Boulevard and John Street. The upcoming Hamilton LRT, which will run along King Street East with a planned stop near James Street, promises to further improve access to the area.

Other projects and proposals dot the surrounding area. To the north, mid-rise projects are under construction, alongside proposals for the 12-storey 175 John Street North and 15-storey Monterey Residences. Further west, 82-102 Vine Street calls for 20 storeys, with 58 and 84 York Boulevard proposed at 28 and 30 storeys respectively. Beasley Park Lofts is proposed at 30 storeys to the east. Southward, closer to King Street East, development activity intensifies, with The Design District 41’s three 31-storey towers under construction and proposals for dual 30-storey towers at 80 John Street North, the 31-storey 92 John Street North, a 24-storey tower and three 30-storey towers at 77 James Street North, and the 30-storey Rebecca Condos. In addition, 73 Hughson Street North is proposed at 41 storeys.

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Mattamy and QuadReal Launch The Clove, Pioneering Cloverdale's Transformation

Anthony Teles — Wed, 13 Nov 2024 11:37:24 -0500

Mattamy Homes and QuadReal Property Group have officially launched The Clove, marking the first phase of the ambitious Cloverdale Mall redevelopment in Etobicoke. The project's launch sets the stage for a community aiming to bring modern living to a neighbourhood filled with history and one of Toronto's first malls, dating back to 1956.

The Clove, designed by Giannone Petricone Associates for QuadReal Property Group & Mattamy Homes

Situated at the northwest corner of Dundas Street West and The East Mall Crescent in Etobicoke's Cloverdale neighbourhood, The Clove will be a sleek 33-storey tower alongside a complementary nine-storey mid-rise building, collectively offering 606 residential units. The design by Giannone Petricone Associates, with landscape architecture by Janet Rosenberg & Studio and interiors by U31, draws inspiration from the modern heritage of the original Cloverdale Mall.

The Clove's 33-storey tower, designed by Giannone Petricone Associates for QuadReal Property Group & Mattamy Homes

The Clove's architecture will showcase a textured facade combining terracotta panels, metal accents, and expansive glass elements. Horizontal ribbons wrap around the tower's corners, contrasting the strong vertical lines of the mid-rise. With the tower set to terrace down towards a new park to the north, a central garden courtyard will provide more welcoming green space for residents and visitors, while a mix of retail will fill much of the adjacent ground floor space.

The Clove's mid-rise building, Toronto, designed by Giannone Petricone Associates for QuadReal Property Group & Mattamy Homes

Residents will have access to amenities totalling approximately 26,000 ft² across the complex. Indoor amenities will include The Maker Space, a dedicated area for creative pursuits, including a recording studio for aspiring musicians and podcasters. The Family & Game Lounge and The Kids Lounge will be a versatile space for communal activities and personal relaxation. Outside on the second floor, The Terrace will offer greenery and views, complete with grilling stations, dining tables, and lounge seating.

The Maker Space, image by Mattamy Homes

Sustainability is a major driver of the building's design, with the development employing geothermal heating and cooling systems, with energy recovery ventilators and heat pumps providing energy efficiency and better air quality. Select parking spots are to be equipped with electric vehicle charging stations.

Smart thermostats will enable residents to control their home's climate remotely. Residents will have digital access control via smartphones to enter the lobby and amenities, as well as to lock and unlock their suites. A resident communications app will keep everyone informed about community events and allow easy booking of amenities.

The Kids Lounge, image by Mattamy Homes & QuadReal Property Group

Each residential unit is designed with high-quality finishes. This includes kitchens that boast quartz countertops, tile backsplashes, and stainless steel. Bathrooms include quartz counters with undermount sinks, complemented by modern fixtures and tiling. Balconies and cascading terraces will allow for ample outdoor space, with some over 700 ft².

In-suite living room and kitchen, image by Mattamy Homes & QuadReal Property Group

The Clove is the first phase of QuadReal's Cloverdale Mall redevelopment, a project transforming the 32-acre site. Upon completion, the masterplanned development will include approximately 15 new buildings, adding over 5,000 residential units to the area. The plan includes more than 180,000 ft² of new retail space and green space, with public parks, trail systems, and community amenities totalling over 23,000 ft².

Cloverdale Mall Redevelopment, designed by Giannone Petricone Associates for QuadReal Property Group

The Clove is a short TTC ride or four-minute drive to Kipling station, providing access to GO Transit, the TTC, and MiWay services, while a Dundas Street bus stop is a minute's walk away. In addition, drivers will have quick access to Highway 427. The masterplan emphasizes walkability, with interconnected streets and public spaces.

Attendees at The Clove's launch event, image by Mattamy Homes & QuadReal Property Group

Community engagement has been a critical part of the redevelopment process, with input from over 15,000 local residents helping shape the project's direction. Both Mattamy Homes and QuadReal Property Group emphasize their commitment to preserving Cloverdale's legacy while encouraging future growth.

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UrbanToronto has a research service, UTPro, that provides comprehensive data on construction projects in the Greater Toronto and Hamilton Area (GTHA)—from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

News Roundup for November 13, 2024

UrbanToronto Staff — Wed, 13 Nov 2024 09:30:00 -0500

Bikes lanes, FIFA and housing crisis on Toronto council's meeting agenda; attainable housing program stalled despite Ontario choosing ‘demonstration sites’; onlookers wonder if revival in Toronto-area real estate market will lose steam this winter; and other news.

Bikes lanes, FIFA and housing crisis on Toronto council's meeting agenda (CBC)

Attainable housing program stalled despite Ontario choosing ‘demonstration sites’ (Global News)

Onlookers wonder if revival in Toronto-area real estate market will lose steam this winter (The Globe and Mail)

Don’t expect Olivia Chow to go to war with Doug Ford over bike lanes. Here’s why (The Star)

What's going on with the massive development where Honest Eds once stood? (CBC)

CN Tower and the Seventyish Dwarfs

Craig White — Wed, 13 Nov 2024 06:00:00 -0500

Tommy Thompson Park on Toronto's Leslie Street Spit provides views northwest to the city's downtown skyline, views that are becoming ever fuller with every new building that rises in the sky. In this image by UrbanToronto Forum contributor Kai, the new condos that line Toronto Harbour jostle for dominance even if they will forever be dwarfed by the CN Tower.

The Toronto skyline forms the horizon when looking northwest from the Leslie Street Spit, image by UrbanToronto Forum contributor Kai

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Pacific Residences Tops Off in the Junction, Awaits Cladding

Anthony Teles — Tue, 12 Nov 2024 16:58:30 -0500

Pacific Residences has topped off in the heart of Toronto's Junction neighbourhood. Rising eight storeys at 2968 Dundas Street West, on the northeast corner with Pacific Avenue. The mixed-use mid-rise is designed by Core Architects for Old Stonehenge Development Corporation and Clifton Blake Group. The building replaces two low-rise mixed-use structures while wrapping around and retaining the three-storey building at 2946 Dundas West.

Looking northwest to Pacific Residences, designed by Core Architects for Old Stonehenge Development Corporation and Clifton Blake Group

Demolition started in 2021, with the excavation underway by 2023. The project’s massing incorporates step-backs along Dundas Street and Pacific Avenue for compatibility with adjacent low-rise homes. UrbanToronto Forum members have been tracking the project.

Looking north across the Pacific Residences site in June, 2023, the tower crane, installed in May, anchors the east end of the excavation. To the right, the shoring wall is set up around the retained 3-storey structure at 2946 Dundas Street West. Further back, the shoring wall features a raker at the corner for stability of the walls in the northeast corner, while tiebacks reinforce the east elevation. Material staging is concentrated around the crane base, with yellow excavators positioned to the left and further back. A graded dirt ramp on the left facilitates vehicle access to and from the site, ascending to grade just out of frame on the west side.

Looking north to sub-grade work around the tower crane, image by UrbanToronto Forum contributor AlbertC

Looking northeast across Dundas and Pacific in October, 2024, Pacific Residences has reached its full height of eight storeys, with the decking and formwork for the roof slab extending above the uppermost level. The massing reveals two prominent volumes along the south elevation: the western volume features a step-back above the third floor and a more pronounced one above the fifth, while the eastern volume steps back above the fourth floor, with another step-back across the entire facade above the seventh level.

Looking northeast to the massing and step-backs of the eight-storey Pacific Residences, image by UrbanToronto Forum contributor rdaner

Rising to a height of 28.3m, Pacific Residences will house 120 residential units, with condominium and rental options, as well as at-grade retail. As the project moves closer to completion, attention turns to the awaited installation of its cladding.

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16-Storey Tower Proposal South of Warden Station Grows to 27 Storeys

Anthony Teles — Tue, 12 Nov 2024 13:20:52 -0500

A settlement offer for a mixed-use residential building at 673 Warden Avenue has been ratified by the Ontario Land Tribunal (OLT), significantly increasing its height from the originally proposed 16 storeys to 27 storeys. Designed by Arcadis for Blacktusk Group, the tower would rise in Toronto’s Birchmount Park neighbourhood, walking distance of Warden station and within its Major Transit Station Area (MTSA) where higher densities are now encouraged by the provincial government.

Looking northeast to 673 Warden Avenue, designed by Arcadis for Blacktusk Group

The 2,753m² site is located on the northeast corner of Warden Avenue and Bell Estate Road. It currently houses a single-storey TD Bank and its surface parking, while a mix of uses surrounds the property.

Looking southeast to the current site, image retrieved from Google Maps

Official Plan (OPA) and Zoning By-law Amendment (ZBA) applications were initially submitted in 2022 for a 16-storey mixed-use tower with 274 residential units and retail space on the site. The lack of a City decision within the prescribed time prompted an appeal to the OLT in May, 2023. Following the MTSA designation of the area, a revised settlement proposal was endorsed by City Council in May, 2024 and ultimately ratified by the OLT in September, 2024. The ratification includes conditions requiring updates to servicing and transportation studies before final approval of the ZBA.

Previous design by Arcadis for Blacktusk Group

The settlement calls for a 27-storey building rising 96.38m, significantly taller than the 16-storey, 57.24-metre tower proposed in 2022. The residential unit count has increased much less though, from 274 to only 314, offering a revised mix that includes more one-bedroom and two-bedroom units with den options.

The total Gross Floor Area (GFA) has grown from 18,965m² to 21,804m², with residential GFA comprising the vast majority, and retail GFA increasing from 206m² to 353m², located at grade along Warden Avenue. The Floor Space Index has increased from 6.9 to 8.0 across the site.

Site plan, designed by Arcadis for Blacktusk Group

Amenities would be evenly split between 628m² of indoor and 628m² of outdoor space, representing minor adjustments from 2022, when indoor amenities were slightly larger at 671m². With three elevators, there would be approximately one for every 105 units, indicating slightly longer than preferable wait times.

The building would feature a six-storey podium, including amenities on the seventh floor with an outdoor terrace. The design also accommodates existing easements for stormwater service and vehicular and pedestrian access for compatibility with adjacent properties and infrastructure.

Ground floor plan, designed by Arcadis for Blacktusk Group

Below grade, a three-level underground garage would provide 148 parking spaces, up from 145 in the original proposal, with 130 spaces reserved for residents and 18 for visitors. Bicycle parking has also been updated to include 214 long-term spaces, an increase from 188, while short-term spaces have been reduced from 20 to 16. These adjustments reflect the project’s emphasis on accommodating active and sustainable transportation modes.

The site is located 650m south of Warden Station on Bloor-Danforth Line 2. Just one stop east, Kennedy station will soon connect to the Eglinton Line 5 Crosstown LRT. The Scarborough Subway Extension, currently under construction, will extend Line 2 service further north to Sheppard Avenue. To the west of the site lies Firvalley Woods, connecting to the expansive Warden Woods ravine parks. To the north are a self-storage facility and vacant lands approved for high-rise development. South of the site are a townhouse complex and a food production facility.

An aerial view of the site and surrounding area, image from submission to City of Toronto

This stretch of Warden Avenue, historically industrial, is transforming into a residential corridor. Several mid-rise proposals are found nearby.The largest nearby project is the at 685 Warden Avenue (seen below in white), to the north of the site, with five towers ranging from 17 to 49 storeys, and also recently ratified by the OLT. Between the tall 673 and 685 Warden proposals, there is a 4-storey proposal for a self-storage facility at 681 Warden. South of the 673 Warden site, 250 and 300 Danforth Road propose 10 and 12 storeys, with an 11-storey submission further east at 468 Danforth Road. North of Warden station, 706 Warden Avenue calls for a 19-storey tower.

Looking northeast to the proposals for 673 Warden Avenue (right) and 685 Warden Avenue (left), image from submission to City of Toronto

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News Roundup for November 12, 2024

UrbanToronto Staff — Tue, 12 Nov 2024 09:30:00 -0500

A look at where a new Toronto policy could allow buildings up to 11 storeys tall on busier streets; Hamilton building collapse at downtown park could've had 'terrifying' consequences, mayor says; transit in Brampton running as municipal workers’ strike drags on; and other news.

A new Toronto policy could allow buildings up to 11 storeys tall on busier streets. Here’s where — and what the mayor thinks of the plan (The Star)

Hamilton building collapse at downtown park could've had 'terrifying' consequences, mayor says (CBC)

Transit in Brampton running as municipal workers’ strike drags on (CityNews)

Toronto traffic doesn’t just seem worse, it is worse – and data show these major bottlenecks are to blame (The Globe and Mail)

Doug Ford’s plan to rip up Toronto bike lanes is a dangerous political stunt (The Globe and Mail)

Financial Core Nightlights

Craig White — Tue, 12 Nov 2024 06:00:00 -0500

Toronto's Financial Core buildings sport thousands of lights in this image by UrbanToronto Forum contributor NorthshoreCity, taken from a high vantage point just over the Gardiner Expressway.

The lights of Toronto's Financial Core sparkle by night, image by UrbanToronto Forum contributor NorthshoreCity

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Ground Breaking Ceremony Held for Neshama Hospice in Clanton Park

Anthony Teles — Mon, 11 Nov 2024 16:50:11 -0500

On Friday, November 8, community leaders, healthcare professionals, and government officials gathered to break ground on the new Neshama Hospice in Toronto's Clanton Park neighbourhood. Located at 3 Cadillac Avenue, southwest of Bathurst Street and Wilson Avenue, this three-storey, 12-unit facility will be North York's first residential hospice designed to provide dignified and supportive end-of-life care.

From left to right: James Pasternak, Toronto City Councillor for York Centre, The Hon. Michael Kerzner, Solicitor General of Ontario, MPP for York Centre with Mindy Herman, Board Chair, Lisa Kronenberg, Executive Director and Dr. Sandy Buchman, Medical Advisor of Neshama Hospice, image by @MPPKerzner

Attendees at the ceremony included Toronto City Councillor for York Centre James Pasternak, MPP and Solicitor General Michael Kerzner, Neshama Hospice's Board Chair Mindy Herman, Executive Director Lisa Kronenberg, and Medical Advisor Dr. Sandy Buchman. Their attendance highlighted the collaborative efforts of the community and government in bringing this essential facility to life.

"Neshama Hospice will have a transformative impact on seniors and others in our community," said Councillor Pasternak. "It aligns with the Toronto Seniors Strategy and our city's vision to honour the generations that have built Toronto."

Councillor James Pasternak speaking to the crowd, image by Riva Finkelstein

Designed by Hilditch Architect with landscaping by Martin Wade Landscape Architects, the hospice aims to accommodate approximately 250 patients annually. Each patient will have a private room equipped with a washroom and an outdoor patio, allowing family to stay close.

The masonry facade and soft landscaping were designed to create a residential atmosphere. The hospice will include landscaped gardens, areas for family counselling, spaces for spiritual reflection, a children’s play area, meeting rooms for healthcare teams, and a large room for gatherings. Amenities will also include a kosher kitchen and accommodations for Sabbath observance, honouring the hospice’s Jewish heritage while embracing individuals of all cultural backgrounds.

Rendering of Neshama Hospice, designed by Hilditch Architect

"Many Canadians prefer to spend their final days at home, but in North York, most end up in hospitals," noted Kronenberg. "Residential hospices like Neshama offer a compassionate alternative, providing 24/7 care that addresses physical, emotional, and spiritual needs."

Founded by and funded primarily through Toronto’s Jewish community, this includes a significant contribution from the Ganz Family Foundation, after whom the building will be named. Operational funding will be provided by the Ontario Ministry of Health. Construction management is being handled by CBRE and Renokrew, with interior spaces designed by Stacey Cohen Design.

Attendees at the ground breaking ceremony, image by Riva Finkelstein

Dr. Buchman emphasized the holistic approach Neshama Hospice will take: "Our goal is to address all domains of human suffering at the end of life, not just for patients but also for their families and caregivers."

Ground breaking ceremony for Neshama Hospice, image by @MPPKerzner

The hospice will function as part of the public healthcare system. It will serve as a more cost-effective alternative to hospital care, with its services costing roughly one-third of an acute care bed.

"We are incredibly grateful to the visionary founders, donors, and volunteers who have given so much of themselves to make this hospice a reality," said Mindy Herman. "Our mission is to ensure that everyone has access to a dignified and compassionate end-of-life journey."

Mindy Herman speaking to the crowd, image by Riva Finkelstein

As construction begins, the Neshama Hospice reflects community spirit as a significant addition to Toronto's healthcare, providing comfort, dignity, and support to those in their final stages of life. Completion is anticipated for the fall of 2026.

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39-Storey Settlement on Yorkville Avenue Heading to OLT Merit Hearing

Anthony Teles — Mon, 11 Nov 2024 13:39:18 -0500

Redevelopment plans for a compact site at 69 Yorkville Avenue north of Bay station in Toronto’s Yorkville neighbourhood have faced scrutiny over the site's suitability for high-rise development, given the minimal tower separation from its neighbours and the street’s upscale character. Now, a revised settlement proposal for a 39-storey mixed-use building, designed by JET Design Architect for Cheong Family Holdings, is heading to a Merit Hearing at the Ontario Land Tribunal (OLT). It includes retail and an unspecified museum component, removing its previously proposed office space.

An aerial view looking southeast to 69 Yorkville, designed by JET Design Architect Inc for Cheong Family Holdings Ltd

The site on the south side of Yorkville Avenue between Bellair and Bay streets spans approximately 759m². Currently occupied by a mixed-use low-rise building, the site is flanked by a mix of low-rise heritage buildings and emerging high-rises.

Looking south to the current site, image by UrbanToronto Forum contributor A Torontonian Now

In 2021, an Official Plan and Zoning By-law Amendment application proposed a 29-storey mixed-use building with 143 residential units, retail, and office space. However, the City refused the application, citing incompatibility with Yorkville’s low-rise village character due to height and massing. In February, 2023, the developer appealed this decision to the OLT.

Previous design by JET Design Architect Inc for Cheong Family Holdings Ltd

In June, 2024, the developer submitted the latest version of the proposal, increasing the height to 39 storeys, or 123.75m. To address concerns about scale, its already slender tower floor-plate of 540-546m² has been reduced to 410m². The revised design also reshapes the Gross Floor Area (GFA), now totalling 14,654m², down from 15,630m² in the original submission, reducing the Floor Space Index (FSI) from 21.4 to 19.3 coverage of the site. Office space of 1,293m² on podium levels has been eliminated, while space for a so-far unnamed museum is now allocated on the second and third floors along with a gift shop at grade.

Site plan, designed by JET Design Architect Inc for Cheong Family Holdings Ltd

The residential unit count has risen from 143 to 199 units. This change shifts the unit mix to focus more heavily on smaller layouts, with 68% 1-bedroom units, compared to 29% in the original plan. Residential GFA has been reduced to 13,041m², while ground-floor retail space has been trimmed to 133m².

Indoor amenities would span 461m², located on the fourth and fifth floors, while outdoor amenities have been reduced from 373m² to 250m², distributed between the fourth floor and the rooftop terrace. The building would feature three residential elevators (plus a fourth serving the museum), achieving a ratio of one elevator per 66 units, indicating minimal wait times.

Ground floor plan, designed by JET Design Architect Inc for Cheong Family Holdings Ltd

Below grade, the design offers a six-level underground garage with 111 vehicle parking spaces, up from 95 in the original plan. The garage includes automated parking with car lifts for levels P2 to P6. For cyclists, there would be 223 bicycle parking spaces, up from 155, including 180 long-term and 40 short-term spots, plus three designated for non-residential use.

A distant aerial view looking southeast to 69 Yorkville, designed by JET Design Architect Inc for Cheong Family Holdings Ltd

Bay station is a two-minute walk to the south, and the site is also supported by TTC bus routes on Avenue Road and Bay Street. Cyclists benefit from dedicated bike lanes along Bay Street, as well as shared cycling connections on nearby streets.

An aerial view of the site and surrounding area, image from submission to City of Toronto

Other significant projects and proposals are found nearby. To the west, retail-village-scaled 4-storey proposals on Yorkville Avenue give way to larger projects like the 31-storey One Thirty Eight, currently under construction. To the east, 1255 Bay is proposed at 39 storeys, complementing nearby projects like 11 YV, rising to 62 storeys, and The Pemberton, which features conjoined towers of 44 and 68 storeys. Further northeast, 50 Scollard is under construction at 41 storeys, while 30 Scollard is proposed at 62 storeys. To the south, towering proposals at 83 and 80 Bloor Street West aim for 77 and 78 storeys, while southeast, 50 and 19 Bloor Street West target 70 and 99 storeys, along with The One, rising to 85 storeys.

The OLT merit hearing for 69 Yorkville Avenue is scheduled to start on December 2, 2024.

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Hullmark and BGO's Beltline Yards Updated Plan Boosts Residential Space in Eglinton West

Anthony Teles — Mon, 11 Nov 2024 11:00:03 -0500

Toronto's Eglinton West is on the cusp of a transformative leap as Hullmark, in partnership with BGO, has submitted updated plans for Beltline Yards. The mixed-use community, situated near the upcoming Caledonia TTC and GO interchange station, will feature residential spaces, commercial hubs, and public areas, all designed to honour the site's industrial heritage.

An aerial view looking north to Beltline Yards, designed by Allies and Morrison for Hullmark and BentallGreenOak

The design by Allies and Morrison has seen a 19.5% increase in residential space compared to the conceptual proposal from last year, to address Toronto's pressing housing needs. Planned to be built over three phases, the number has grown from 1,946 to 2,390 new homes, with the residential Gross Floor Area (GFA) expanding from 130,064m² to 155,421m². With nine buildings across five blocks, the tallest tower has been increased from 42 to 55 storeys.

Beltline Yards' design is guided by a series of core principles to shape its identity and how it fits into its surroundings, including emphasizing a true mixed-use community that remains active throughout the day and into the weekends. The developers also intend its change of scale to align with the site's growing transit connections. The project features a composition of mid-rise and high-rise buildings, optimizing density while maintaining a human scale at street level.

“Beltline Yards is a special project for us and is representative of our longstanding exploration of how to design great places with high density," said Alfredo Caraballo, Partner at Allies and Morrison. "As architects, we have dealt with the very interesting specificities of this site: how it relates to the York Beltline so the landscape connects to a wider network; how it relates to the industrial uses around it so a culture of making and light industry remains as an intrinsic part of the character; how it relates to the public transport transformation of the area so that it unlocks many opportunities to live and work here. All these result in a design response that could only be here – a place ‘of its place’.”

Terrace, image courtesy of Hullmark

Employment space, which has been carefully considered for the development, has also had adjustments made to its allocation to reflect both current market demands and the vision for the site. Flexible floor-plates are designed to meet light industrial, office, and commercial uses for a community where people can live, work, and engage in cultural activities all within the same neighbourhood.

Employment space overall is decreasing from 27,870m² to 22,496m², a change made to limit the amount of non-residential space above the first floor while allowing for a minimum of a 1-to-1 replacement of existing non-residential space. The site will still provide a vibrant mix of 6,060m² of retail space, 6,020m² of office space, and 10,416m² dedicated to light industrial uses. There will also be 981m² of community space, with its ultimate use to be determined through discussions with the City based on the area's needs, though a library or daycare is currently being contemplated.

The buildings vary in height and form but maintain a consistent aesthetic. From the 12th storey upwards, floor plates allow for variation in the building typologies. By developing a family of buildings that share common architectural elements like materiality, colour, and design details, the developers strive for a cohesive visual identity. Utilizing the concept of "stacking,” buildings are designed to evoke stacked warehouses, offering identifiable silhouettes and providing opportunities for terraces and cut-outs. Buildings were designed from the inside out, focusing on functionality for the end user and simplicity and repeatability for construction.

The development will also include 3,818 bicycle parking spaces, more than the City's requirement. There will also be dedicated cycling ramps to access bicycle parking and repair stations throughout the site.

“We love this site’s history of making in Toronto and the changing diversity of the neighbourhood," said Angie Jim Osman, Partner at Allies and Morrison. "We learned from its locals the special ingredients that nurture its spirit and build on its legacy. By amplifying the Beltline with adaptable yards, green spaces and characterful buildings, we designed a connected place. As a Canadian, it is important to me that it is a meaningful place where this community can flourish, make their craft and live with their families, invigorating and contributing to this neighbourhood for its success long term.”

GO station site entrance, image courtesy of Hullmark

A key aspect of the project is the "spaces first, then buildings" approach, which prioritizes the creation of a network of open spaces before structuring the urban form. Ground floors feature large canopies and areas of sheltered outdoor seating, encouraging street-level activity and interaction with the surrounding open spaces.

The development features a variety of outdoor areas, including the existing York Beltline Trail, a new public park, and several POPS (Privately-Owned Publicly-Accessible Spaces) such as Beltline Yards, The Grove, Beltline Court, and the Covered Yard.

Beltline Yards in fact dedicates close to 50% of its ground plane to POPS, including both large communal areas and intimate pockets, each with its unique character. For example, Station Square provides a designated spot for commemorating the history of the Beltline Railway, while the Yards offer dynamic spaces for community and cultural activities, allowing makers and artists to showcase their work.

Pedestrian pathway, image courtesy of Hullmark

The landscape design by SvN establishes a transition from the naturalized woodlands of the York Beltline Trail into the site, creating woodland enclaves between buildings. These green spaces reinforce the concept of post-industrial regeneration. Hullmark and BGO are hoping to improve the York Beltline Trail itself, in collaboration with the City, creating inviting pathways and improved accessibility.

Design elements will commemorate key historical landmarks, such as the Beltline Railroad, Fairbanks Junction, the Hilroy Paper factory, and the Canada Goose manufacturing plant. Custom paving and structural elements will pay tribute to these important chapters in the site’s history. Hullmark has been working with local makers and artists to install on-site branding, murals, and other activations on the existing site. These activations are being installed over the next few weeks for the local community and to prepare the area for change.

"Beltline Yards is an example of the next iteration of what planners like to call mixed-use," said Jonathan Tinney, Principal at SvN. "Moving beyond simply putting retail below apartments, this project will integrate manufacturing, community spaces, parks and retail with homes for more than 3,000 people -- creating a microcosm of the City of Toronto all in one walkable, transit-connected place."

Current site activation with onsite branding, image courtesy of Hullmark

Hullmark is proposing to purpose the existing chimney on the site, which will be central to the public park, commemorating the site's industrial past and acting as a natural wayfinding marker.

Park space, image courtesy of Hullmark

Beltine Yards further embraces the natural world when it comes to sustainability, with all buildings planned to be climate-controlled through geothermal energy systems. Hullmark and BGO are exploring additional district energy opportunities, such as sewer heat recovery, to further reduce the development's carbon footprint.

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News Roundup for November 11, 2024

UrbanToronto Staff — Mon, 11 Nov 2024 09:30:00 -0500

Scarborough pays the price of transit ‘foot-dragging’ a year after the end of the SRT; tens of thousands declare early to avoid Toronto's vacant home tax; Toronto beefs up public transit services ahead of Taylor Swift’s Eras Tour shows; and other news.

Scarborough pays the price of transit ‘foot-dragging’ a year after the end of the SRT (The Star)

Tens of thousands declare early to avoid Toronto's vacant home tax (CBC)

Toronto beefs up public transit services ahead of Taylor Swift’s Eras Tour shows (The Globe and Mail)

Long list of rules pits Mississauga neighbours against townhouse board (CBC)

Oneset

Craig White — Mon, 11 Nov 2024 06:00:00 -0500

A view up Yonge Street from College and Carlton takes in the still-rising The One as it is silhouetted against a Fall sunset in this image by UrbanToronto Forum contributor Parkdalian.

Looking up Yonge Street towards The One and the sunset, image by UrbanToronto Forum contributor Parkdalian

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Proposal Quadruples In Height Across From Long Branch GO

Anthony Teles — Fri, 08 Nov 2024 17:33:08 -0500

Etobicoke's Long Branch neighbourhood would suddenly be pinpointed on Toronto's skyline if a resubmitted proposal is approved at 3807 Lake Shore Boulevard West. Previously proposed as an 37.5 metre-high, 11-storey mid-rise, the proposal here now dubbed Long Branch Tower has quadrupled in height to 143.4 metres and 43 storeys. Designed by Studio JCI for Lake Shore West Co-Ownership, which is a joint venture between Toronto Standard, Major Street Group, and Harlo Capital the site is located within the Long Branch Major Transit Station Area and is just a short walk from the GO station.

Looking southeast to Long Branch Tower, designed by Studio JCI for Lake Shore West Co-Ownership

The resubmission comes after the land-owner acquired and consolidated the adjacent properties at 3819 through 3829 Lake Shore Boulevard West, expanding the site from 1,428m² to 2,788m² in area. Now an assembly of six properties located west of Fortieth Street, the site currently hosts four two-storey buildings with commercial spaces at grade, some surface parking, and 14 rental units above. The existing rental suites would be replaced as part of the new proposal and made available to the current renters at current rents plus inflation, if they decide to return. Surrounding the site is a mix of low- and mid-rise residential and main street retail along Lake Shore Boulevard West.

Looking south to the current site, image retrieved from Google Maps

Initially proposed in December, 2022, WND Associates has resubmitted the Official Plan and Zoning By-law Amendment applications to the City of Toronto on behalf of the developer. Along with the major boost in height, the number of residential units has gone from 106 to 549 (including the 14 rental replacement units).

Previous design by Smart Density for Lake Shore West Co-Ownership

The total Gross Floor Area (GFA) of the proposal has grown to 36,111m², with residential GFA increasing to 35,946m², with a Floor Space Index (FSI) of 12.95. Retail GFA, however, has been reduced from 259m² to 165m². The tower would be anchored by a six-storey podium, with 1,122m² of indoor and 1,536m² of outdoor amenities, including indoor amenities and a terrace on the seventh floor above the podium.

Site plan, designed by Studio JCI for Lake Shore West Co-Ownership

The tower would feature five elevators, resulting in a ratio of approximately one elevator for every 110 units — resulting in longer than preferable wait times on average. While bicycle parking has been significantly expanded from 73 to 380 long-term spaces, 16 to 50 short-term spots, and six commercial spaces, motor vehicle parking has not been expanded at the same rate, owing to the proximity of the GO station; two levels of underground parking would provide space for 72 vehicles, including 62 resident spots and ten visitor spots, a small increase from the 47 spaces in the previous proposal.

Ground floor plan, designed by Studio JCI for Lake Shore West Co-Ownership

Long Branch GO station, within a 400m walk, offers frequent regional rail service between Hamilton, and Oshawa via Downtown. Local transit options include the TTC’s 501 Queen streetcar, 123 Sherway, and 110 Islington South buses, as well as MiWay buses connecting to Mississauga. For cyclists, the area features bike lanes along Lake Shore Boulevard West and access to nearby multi-use trails, including the Waterfront and Etobicoke Creek Trails.

Podium, designed by Studio JCI for Lake Shore West Co-Ownership

Future transit improvements such as a Lake Shore BRT in Mississauga may improve connections in the future. The Long Branch GO station itself is set to see a major upgrade as part of the GO Expansion project, including more frequent all-day, two-way, and electrified service.

A distant aerial view looking southeast to Long Branch Tower, designed by Studio JCI for Lake Shore West Co-Ownership

This proposal towers over other projects and proposals in the surrounding area. Low-rise developments are found to the north, with low- and mid-rise proposals to the east, alongside the mid-rise proposal for Revel Condos at 12 storeys. Southeast of the site, a proposal at 220 Lake Promenade could rise up to 30 storeys closer to the waterfront, but has run into opposition from the City. Moving west into Mississauga, mid-rise projects like 9-storey 1407 Lake Shore Boulevard East and the under-construction Exhale Condominiums and Lakeview DXE Club at 11 and 12 storeys respectively, contribute to the intensification of the corridor, which huge plans are in the cards on the former Lakeview Generating Station site.

An aerial view of the site, surrounding height context, and transit, image from submission to City of Toronto

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EDITOR'S NOTE: This version of this article corrects the credit for the previous design to Smart Density

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UrbanToronto Industry Updates: City of Toronto’s Rental Housing Push, Ontario Market Forecasts, and December's Buildings Show

Anthony Teles — Fri, 08 Nov 2024 14:48:37 -0500

This month’s industry updates spotlight new housing initiatives, market forecasts, and events shaping the Greater Golden Horseshoe's real estate and construction sectors. The City of Toronto's push to unlock 20,000 new rental homes is a proactive effort to address housing supply, while the Building Industry and Land Development Association's (BILD) advocacy highlights the urgent need for solutions to rising construction costs. Meanwhile, Ontario’s housing market is expected to rebound in 2025, with the Canadian Real Estate Association (CREA) forecasting nearly a 10% jump in home sales, while recent Bank of Canada rate cuts have already spurred an October surge in GTA home purchases. Industry professionals can also look forward to multiple gatherings as we head into the holiday season, including the Women’s Lunch with Olympian Rosie MacLennan and The Buildings Show, bringing together 18,000 attendees for Canada’s largest building industry expo.

Toronto skyline, image by UrbanToronto Forum contributor hawc

Announcements

Ontario Home Sales Set for Nearly 10% Surge in 2025, CREA Predicts
CREA anticipates a nearly 10% increase in Ontario home sales for 2025, as reduced interest rates are expected to release pent-up buyer demand by spring or summer. Following a subdued 2023 marked by a 12.3% decline in sales and only a slight 1.5% recovery this year, this projected 9.9% rise will bring sales closer to pre-pandemic levels. However, CREA’s forecast suggests a moderate 2.4% increase in home prices, indicating a more stable market.

Hamilton LRT Procurement Advances with Request for Qualifications Issued
The Hamilton Light Rail Transit (LRT) project has reached a milestone with Metrolinx issuing a Request for Qualifications (RFQ) for the civil works and utilities contract. The LRT will connect Eastgate Square to McMaster University through Hamilton’s downtown core, with stops at key destinations like City Hall and Tim Hortons Field. The project promises to improve connectivity for over 50,000 daily riders while reducing gridlock and supporting economic growth in one of Ontario’s fastest-growing cities.

City of Toronto Unveils Plan to Unlock 20,000 New Rental Homes with Incentives and Partnerships
City staff have proposed a comprehensive strategy to build 20,000 new rental homes, including 4,000 affordable units, through expanded incentives and intergovernmental collaboration. This proposal outlines significant financial incentives, including indefinite development charge deferrals and substantial property tax reductions. The City plans to kick-start the initiative by approving 7,000 rental homes backed by municipal resources, with the remainder contingent on increased federal and provincial funding.

GTA Home Sales Surge 44.4% in October Following Rate Cuts
GTA home sales surged in October, with 6,658 homes sold — marking a 44.4% increase compared to last year — as buyers re-entered the market. The Toronto Regional Real Estate Board (TRREB) noted a 14% month-over-month increase in sales on a seasonally adjusted basis. While the average selling price rose 1.1%, the composite benchmark price decreased 3.3% year-over-year. Across the GTA, all property types saw gains, with townhouse sales leading at 56.8%, followed by detached homes at 46.6% and condos at 33.4%.

BILD Calls for Broader Strategy to Tackle Toronto’s Cost to Build Crisis
BILD is urging the City of Toronto to adopt a more comprehensive approach to address escalating construction costs and stalled housing projects. Speaking before the City’s Executive Committee, BILD President and CEO Dave Wilkes stressed that the current “Expanding Incentives for Purpose-Built Rental Housing” proposal falls short, primarily aiding City-led or federally subsidized projects while excluding thousands of stalled market units. BILD advocates for collaboration with provincial and federal governments, warning that the city’s housing supply will suffer without an expanded solution, exacerbating the affordability crisis through 2030.

Events & Awards

The Buildings Show 2024: Canada’s Largest Gathering for Construction and Real Estate Professionals
From December 4-6, The Buildings Show at the Metro Toronto Convention Centre (MTCC) will once again be Canada’s leading hub for construction and real estate professionals. With over 18,000 attendees and more than 500 exhibitors, this event provides access to the latest industry trends, products, and knowledge through specialized segments, including PM Expo, World of Concrete, Construct Canada, and the Homebuilder & Renovator Expo. Attendees will have the chance to engage in accredited seminars, panel discussions, and hands-on demos.

Concord CityPlace Honoured with CTBUH Award for Urban Habitat Excellence
Concord CityPlace won the 2024 Award of Excellence in the Urban Habitat category from the Council on Tall Buildings and Urban Habitat (CTBUH) during its conference in London. Recognized for transforming Toronto’s former railway lands into a mixed-use community, the masterplanned community features over 30 towers now accommodating more than 30,000 residents. The community features green spaces, retail hubs, schools, and a community centre, with two more high-rise towers. Canada House, designed by Arcadis for Concord Adex, is on track for completion this year.

BILD Women’s Luncheon to Feature Olympic Champion Rosie MacLennan
BILD invites industry professionals to the Women’s Lunch on Wednesday, November 13th, at Village Loft in North York. This empowering event gives women in real estate and development the chance to connect, share insights, and draw inspiration from a conversation with two-time Olympic gymnast Rosie MacLennan. Attendees will hear MacLennan’s journey of resilience, from overcoming injuries to managing mental health challenges. Tickets are priced at $225, and a block of eight is available for $1,600.

BOMA Toronto Hosts Breakfast with Toronto Hydro on Climate Action Initiatives
On November 19th, the Building Owners and Managers Association (BOMA) Toronto and Toronto Hydro invite building managers and operators to the Toronto Reference Library’s Beeton Hall for a breakfast session focused on climate action and building decarbonization. The event will feature updates from Toronto Hydro on initiatives, with presentations led by Toronto Hydro’s Climate Action team, followed by a networking session to connect industry professionals. Registration is free for both members and non-members, with an option to attend virtually.

BOMA Toronto Holiday Luncheon Set for December 6 at MTCC
BOMA Toronto’s annual Holiday Luncheon returns on Friday, December 6th, inviting members and industry professionals to gather at the MTCC for an afternoon of networking in a festive atmosphere. The luncheon begins with a 12:00 PM reception, followed by lunch. Tickets are $220 plus HST for members and $280 for non-members, with a table of ten available at $2,095.

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Everyone from construction workers to brokers to real estate executives are encouraged to share news with us to be featured in our weekly updates. If you have some industry-related news to share, let us know by contacting us here.

Birch House Welcomes Its First Residents to the Canary District

Anthony Teles — Fri, 08 Nov 2024 11:24:58 -0500

Residents are beginning to settle into Birch House, a new boutique rental community beside Toronto's Distillery District neighbourhood. Designed by BDP Quadrangle and Two Row Architects, Birch House is the second phase of Canary Landing, a 12-acre 100% purpose-built rental apartment community that is owned by the Dream Unlimited, Kilmer Group, and Tricon Residential partnership.

Rentals at Birch House, designed by BDP Quadrangle, and Two Row Architect for Tricon Residential, Dream Unlimited, and Kilmer Group

Situated at the northeast corner of Mill and Cherry streets, Birch House rises to 11 storeys and offers 237 one-, two-, and three-bedroom apartments and townhomes. The building's exterior features a distinctive brick facade patterned after Indigenous basket weaving, complemented by columns meant to evoke the look of birch bark. With the Anishnawbe Health Toronto Indigenous Health Centre next door, this architectural approach creates a dialogue between traditional motifs and contemporary design.

Birch House, designed by BDP Quadrangle, and Two Row Architect for Tricon Residential, Dream Unlimited, and Kilmer Group

The developers partnered with Elastic Interiors as their interior designer, best known for their award-winning luxury resorts. The interiors come in two colour palettes — light and dark — and feature Italian-made Trevisana kitchen cabinets, Caesarstone countertops, and stainless steel appliances. Each unit includes luxury vinyl plank flooring, full-size in-suite washers and dryers, walk-in closets with organizers, and smart home features like Google Nest thermostats and keyless smart locks. Select units offer large terraces and Juliet balconies.

In-suite living room, rendering courtesy of Tricon Residential

Birch House also offers its residents amenities aimed at nurturing the community and helping residents with their daily lives. The fitness centre, Club Apex, provides specialized equipment and hosts both in-person and virtual classes. Adjacent to this is The Cove, an area featuring an outdoor pool, steam room, and sauna for relaxation and recreation. With more and more Torontonians working hybrid or fully remote, The Node serves as an extension of the home office, offering a quiet gallery space suitable for individual work or meetings.

The Node, rendering courtesy of Tricon Residential

Residents can also enjoy the lobby lounge, private kitchen, and dining rooms for hosting gatherings, and outdoor terraces equipped with barbecues. Additional conveniences include a pet spa, guest suite, bike storage, and automated parcel lockers, all designed to streamline urban living.

Managed by Tricon Residential, a dedicated concierge team powered by Toronto Life and on-site resident experience coordinator are available to assist with everyday needs. The community resident portal and mobile app provide easy access to booking amenities, submitting maintenance requests, and staying connected with neighbours. Onsite maintenance technicians are available seven days a week.

In-suite kitchen, image courtesy of Tricon Residential

Residents have exclusive access to curated programming and Tricon's exclusive partnerships with notable names like Toronto Life, Evergreen, Live Nation, and Innovative Fitness. Tricon has also developed several partnerships with restaurants and shops within the Distillery District and surrounding neighbourhood that residents will benefit from.

Professional interior design consultations are available through EQ3, offering personalized furniture solutions. Discounts on premium home goods from Fable allow residents to add unique touches to their living spaces, while cleaning services from Enjoy House Cleaning offer further conveniences.

Pool render, image courtesy of Tricon Residential

Birch House’s location provides excellent connectivity to the rest of the city. Just steps away from the Distillery District and Corktown, residents have quick access to shopping, dining, and entertainment options. The area is well-served by bike paths and public transit, making the downtown core easily reachable.

Lobby, rendering courtesy of Tricon Residential

Green spaces — including Corktown Common Park, the Lower Don River Trail, Cherry Beach, and Sugar Beach — provide opportunities for outdoor activities and relaxation. Birch House also participates in an initiative with Alvéole, a local beekeeping organization. By hosting honeybee hives, the community supports pollination efforts to help boost local biodiversity.

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News Roundup for November 8, 2024

UrbanToronto Staff — Fri, 08 Nov 2024 09:30:00 -0500

Mayor Chow reviewing options to fight ‘overreach’ posed by Doug Ford’s plan to tear up bike lanes; York Region charity urging religious groups to offer shelter space to tackle homeless crisis; workers set to start 2nd phase of Gardiner construction; and other news.

Olivia Chow reviewing options to fight ‘overreach’ posed by Doug Ford’s plan to tear up bike lanes (The Star)

York Region charity urging religious groups to offer shelter space to tackle homeless crisis (CBC)

Workers set to start 2nd phase of Gardiner construction (CBC)

‘We’ll be here from dark to dark’: Preparations for annual Santa Claus parade are underway (The Star)

Report shows national rent price decline (CityNews)

Weekend need-to-know: CN Tower Climb and last weekend of Royal Winter Fair (CityNews)

Aqualuna Dawn

Craig White — Fri, 08 Nov 2024 06:00:00 -0500

As they rise over the Parliament Street Slip of Toronto Harbour, the two peaks of Aqualuna at Bayside glow with dawn sunlight in this image by UrbanToronto Forum contributor Edwarander.

Aqualuna shines in early dawn light as its construction continues beside Toronto Harbour, image by UrbanToronto Forum contributor Edwarander

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Neighbouring Condos Rising on Parliament Beside Distillery District

Anthony Teles — Thu, 07 Nov 2024 17:19:29 -0500

Side-by-side beside Toronto’s historic Distillery District, No. 31 Condos and The Goode Condos are rising on the east side of Parliament Street. The neighbouring projects are mixing modern architecture with brick to pay homage to the area's industrial past. Designed by architects—Alliance for Graywood Developments, The Goode Condos will reach 32 storeys, while No. 31 Condos, designed by Arquitectonica with Arcadis as Architect of Record for Lanterra Developments and Westdale Properties, will rise to 41 storeys.

Looking southwest to The Goode Condos, designed by architects—Alliance for Graywood Developments

UrbanToronto’s last update in September, 2024 saw No. 31 emerge above grade to join its neighbour. Now, just two months later, both towers are making visible progress with their ascents and cladding.

Looking northeast to No. 31 Condos, designed by Arquitectonica for Lanterra Developments and Westdale Properties, with Arcadis Architect of Record

The Goode Condos is the much further along of the two, with its podium wings formed and mostly clad, with extensive brick panelling between the windows. Now at 21 storeys, the tower's glazing is being applied. Meanwhile, formwork can be seen stacked on a second-floor roof section which is set to ultimately become an outdoor amenity space.

The podium volumes for The Goode Condos, image by UrbanToronto Forum contributor cjkean

In this northward view, the developments stand side-by-side on Parliament Street, with two storeys of No. 31 Condos' formwork taking up the right foreground. Behind it, the crane for Goode Condos hoists a concrete bucket over Parliament Street while the building sports completed cladding and glazing up to seven floors on its west podium elevation and nine on its south elevation.

Looking northeast to The Goode Condos (back) and No. 31 Condos (front), image by UrbanToronto Forum contributor rdaner

Once the neighbouring developments are completed, The Goode Condos will stand 111.4m and house 557 residential units, while No. 31 Condos will rise to 137.4m with 428 units.

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Unlocking UTPro: The Ultimate Real Estate Data Tool for the Greater Golden Horseshoe

Anthony Teles — Thu, 07 Nov 2024 16:20:57 -0500

This week, UrbanToronto relaunched the ultimate tool for anyone looking to dig deep into real estate development across the Greater Golden Horseshoe (GGH). UTPro, our advanced business intelligence and mapping service, now offers unprecedented access to real-time data, in-depth project details, and tools designed specifically for professionals who want to track and analyze growth trends across the region.

Fully integrated with UrbanToronto.ca, UTPro combines the latest municipal data, enhanced mapping features, historical documents and customizable reports to provide an up-to-the-minute look at developments from the core of Toronto to the outer edges of the GGH — from Bowmanville to Niagara, and Kitchener to Barrie. With over 5,500 projects and 5,000+ companies, UTPro is a powerful resource for developers, planners, policymakers, and investors who rely on data-driven insights to make informed decisions.

Standout elements of UTPro include:

Unprecedented access to documents that allow users to track planning across the GGH.
Mapping tools that provide visualization of where future population growth will be by area.
Access to key information that help businesses generate new leads.

Up to 144 fields of data for UTPro All-Access Subscribers

Updated daily with information sourced directly from municipal documents, UTPro delivers the latest details on developments from Bowmanville to Niagara and Kitchener to Barrie. UrbanToronto Co-Founder and President Edward Skira describes UTPro as “the most comprehensive data and research service in the GGH,” covering residential, hotel to retail, office, transit, and public space.

UTPro now offers three tiers of access, ranging from those seeking quick insights to professionals requiring in-depth analysis:

Instant Reports allow users to drop a pin anywhere on the map for a rapid summary of projects within a one-kilometre radius. They offer key details like project names, addresses, heights, unit counts, and developers involved.
UTPro Lite, a month-to-month subscription, provides access to five Instant Reports per month along with advanced map features, such as transit layers and enhanced filtering options for more precise searches.
UTPro All Access delivers the full range of UTPro’s capabilities. All Access subscribers benefit from unlimited, fully customizable reports, access to over 144 data fields per project, including active and historical planning documents, and exclusive tools like custom shape drawing on the map for targeted geographic analysis.

UTPro All Access subscribers can create custom reports

UTPro All Access offers the ability to create custom reports based on precise geographic areas and project criteria. Subscribers can draw any custom shape on the map, instantly generating a detailed report on every project within that boundary. Paired with advanced filters, this lets users hone in on exactly the data they need — whether they’re analyzing development trends in a specific neighbourhood or comparing similar projects across different areas of the GGH.

UTPro All Access subscribers can draw any custom shape on the map

All Access subscribers also benefit from Data Streams, a real-time feed of updates on new and modified project documents. This feature keeps users at the forefront of development news, offering immediate access to planning application changes, approval updates, and newly filed documents as they enter the pipeline. This "first-to-know" advantage is invaluable for professionals who need to stay informed about shifts in the market.

The enhanced visualization tools available to All Access users make it easier to understand development patterns in the context of regional infrastructure. With access to a range of map layers — covering transit routes, zoning areas, municipal boundaries, and more — subscribers can analyze projects like never before.

UTPro All Access subscribers can view new, updated, and future projects

Real estate developers, city planners, policymakers, investors, and market analysts all stand to benefit from the comprehensive insights UTPro offers. As Ash Navabi, UrbanToronto’s resident economist, notes, “For local entrepreneurs and policymakers, nothing beats local data.”

Whether you’re a developer, planner, or investor, UTPro offers the clarity and depth needed to understand growth patterns and seize new opportunities. Explore the full capabilities of UTPro to see how its powerful insights can support your vision for the future of the GGH.

[contact=subscriptions]Contact us[/contact] with your queries or to schedule a demo!

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Data Centre, Hyatt Hotels Planned at SteelesTech Campus at Highway 404

Anthony Teles — Thu, 07 Nov 2024 14:38:03 -0500

On Toronto’s northern edge, the SteelesTech Campus — a sprawling 45-acre commercial hub established in the late 1990s — continues its transformation with development submissions adding to the site’s tech-focused offerings. The recent Site Plan Approval applications include hospitality and high-tech infrastructure, with two Hyatt Hotels sharing a 10-storey building designed by Chamberlain Architect Services for Kothari Group, and the 3-storey TOR1X0 Data Centre designed by WZMH Architects for Yondr Group. These projects form part of an overarching plan led by North American Development Group with Giannone Petricone Associates as the campus master architects.

An aerial view looking northeast to the SteelesTech Campus, designed by Giannone Petricone Associates for North American Development Group

The SteelesTech Campus master plan envisions eight buildings forming a multi-use environment. The development includes significant allocations for office space (74,139m²) and industrial use (20,644m²), alongside retail and institutional spaces. Existing amenities include eateries, meeting places, and green spaces.

Located at 3125 through 3389 Steeles Avenue East between Highway 404 and Victoria Park Avenue, the campus currently hosts a collection of office buildings that serve as the headquarters for multiple prominent companies. This northern Toronto neighbourhood has historically catered to large corporate offices seeking ample space for expansive, tech-enabled campuses. Recent activity on the site has included completed retail additions and ongoing preparations for further mixed-use development.

Looking east to the current site, image retrieved from Google Maps

The SteelesTech Campus traces its origins back to the late 1990s when Urban Design Guidelines were introduced to shape the area as a campus-like hub for commercial offices. Initially conceived with six buildings over an eight-year buildout, the site plan was approved in 1999 and later expanded through amendments in 2001 and 2002. These updates paved the way for three distinct parcels for phased development.

In 2016, the campus underwent a major planning shift with a proposal to add eight new structures, aligning with changes in market conditions and tenant needs. This revised master plan, led by Giannone Petricone Associates, introduced a broader mix of uses, including office, retail, industrial, and hospitality spaces, featuring a BOMA award-winning design.

An aerial view of the site with site plan for the Hyatt Hotel, image from submission to City of Toronto

Bousfields has submitted the Site Plan Approval application for the Hyatt hotels to the City of Toronto on behalf of the developer. Planned for the west side of the SteelesTech Campus, it would rise ten storeys (30.95m) and provide 243 hotel suites across two brands, the business-oriented Hyatt Place and the extended stay, family-oriented Hyatt House, with a Gross Floor Area (GFA) of 15,448m².

Hyatt Hotel at SteelesTech Campus, designed by Chamberlain Architect Services for Kothari Group

The ground floor would include a sunroom, lounge, kitchen, fitness centre, swimming pool, and meeting rooms alongside an outdoor patio fronting the campus’s Ring Road. The hotels' layout dedicates floors 2 through 10 entirely to accommodations, with suites accessible by three elevators. The plan includes 180 parking spaces, and 10 bicycle parking spots.

Ground floor plan of Hyatt Hotel, designed by Chamberlain Architect Services for Kothari Group

The TOR1X0 Data Centre is proposed as a 3-storey (30.95m) structure dedicated to high-tech data operations, with a substantial 27-megawatt power supply capacity. Its GFA would be 21,510m². Positioned on the south side of the campus near the Ring Road, there would be 32 vehicular parking spaces, as well as two long-term and six short-term bicycle parking spots.

TOR1X0 Data Centre at SteelesTech Campus, designed WZMH Architects for Yondr Group

Site plan for Data Centre, designed WZMH Architects for Yondr Group

Surrounding development activity signifies the area’s shift toward mixed-use and industrial growth. Several single-storey industrial and educational buildings are proposed or under construction. These include the Steeles Connect Industrial Campus proposed to the east and VicPark under construction to the south. Southwest is the proposal for the Health & Wellness Centre for Seneca College. Northwest, a single-storey industrial complex is proposed at 1 Steelcase Road. In contrast, further west, closer to Don Mills Road, the massive Shoppes on Steeles redevelopment in Markham envisions a community with 13 towers, the four the tallest spanning 50 to 59 storeys.

UrbanToronto will continue to follow progress on these developments, but in the meantime, you can learn more about them from our Database files, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.

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News Roundup for November 7, 2024

UrbanToronto Staff — Thu, 07 Nov 2024 09:30:00 -0500

Brampton Transit, other key services to see major disruptions as 1,200 city workers go on strike; relaxed mortgage rules will cost homebuyers in the long run, BoC senior deputy warns; plans for 2026 FIFA World Cup training sites in Toronto scaled back again; and other news.

Brampton Transit, other key services to see major disruptions as 1,200 city workers go on strike (CBC)

Relaxed mortgage rules will cost homebuyers in the long run, BoC senior deputy warns (The Globe and Mail)

Plans for 2026 FIFA World Cup training sites in Toronto scaled back — again (The Star)

Ford government retools free GO Train for veterans program after leaving out reservists (Global News)

The 501 Queen streetcar is taking a shorter detour. Here’s what you need to know (CP24)

Vineyard Getaway

Craig White — Thu, 07 Nov 2024 06:00:00 -0500

Yesterday's Daily Photo from the Etobicoke Creek Valley was virtually in the city's backyard, even if no hint of human intervention could be seen in the image. Today we are many kilometres further from Toronto, but we can actually see the city's distant skyline across Lake Ontario from a vineyard on the Niagara Bench in Jordan, Ontario. In this image by UrbanToronto Forum contributor G.L.17, the vines and trees are taking on the colours of Autumn.

The vineyard at Flat Rock Cellars, Jordan, Ontario, with a view across the lake to the Toronto skyline, image by UrbanToronto Forum contributor G.L.17

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Exterior Coming Together as 88 Queen Approaches Occupancy

Anthony Teles — Wed, 06 Nov 2024 17:11:12 -0500

The 52-storey 88 Queen, designed by Hariri Pontarini Architects and Turner Fleischer Architects for St Thomas Developments, is part of the ongoing transformation of Queen Street East between Dalhousie to Mutual streets. This final phase completes nearly a decade of development on what was once one of the largest parking lots in Downtown Toronto. Following the earlier towers — including 88 North on Shuter Street and Fitzrovia’s Elm — Ledbury facing Mutual and Dalhousie streets — 88 Queen will host a mix of residential, retail at ground level, and a hotel on the podium levels.

Rendering looking northwest to 88 Queen, Toronto, designed by Hariri Pontarini Architects for St Thomas Developments and Fitzrovia Real Estate Inc

UrbanToronto last provided an update in March, 2024, when the tower had recently topped off. Since then, the tower’s exterior has nearly reached completion, with current efforts focused on the streetscape and podium detailing – with landscape designed by CCxA and NAK Design Strategies – as the site approaches occupancy.

This upward view from the intersection of Church and Queen Street East highlights the completed cladding on the west and south elevations. The window wall system combines white powder-coated aluminum frames with pale mint-green spandrel panels, forming a subtle plaid stripe. Central fins along the south elevation draw the eye upward. At street level, the podium boasts detailed and textural bronze-coloured mullions and transoms surrounding large, punched windows.

Looking east from Church Street and Queen Street East to the podium and tower, image by UrbanToronto Forum contributor AHK

In this close-up view from August, 2024, the podium’s bronze-coloured cladding stands out on the north and east elevations. On the right, a glass section curves toward the POPS (Privately-Owned Publicly-accessible Space) between buildings on the site. Concrete columns at ground level support the cantilevered second floor, framing the future pathway where brick pavers were soon to be installed over crushed gravel, leading to the public space on the right.

Looking southwest from Mutual Street to the podium, image by UrbanToronto Forum contributor Paclo

In October, 2024, we see the progress on the POPS, where construction crews are actively shaping the future public space. Framed by the bronze-coloured mullions of 88 Queen on the left and the brick of Elm-Ledbury to the right, the transitional section includes the facades of both developments. In the foreground, one of six designated circular planting areas has been prepared, soon to host greenery.

A public art installation — metallic spheres in lines — rises partially hidden in the centre, while piles of clay brick pavers await installation, set to form a textured pedestrian surface. A red scissor lift is stationed near the base of the podium, while an opening at the back marks the west-east pedestrian mews towards Dalhousie Street.

Progress on the POPS with 88 Queen to the left and Elm-Ledbury to the right, image by UrbanToronto Forum contributor Northern Light

This eastward view along Queen Street East shows the south elevation’s nearly completed curtain wall system at street level. The glass arc at centre pinpoints an outdoor walkthrough to the mews and other buildings to the north. Construction equipment occupies the sidewalk, with a red scissor lift on the left and a blue boom lift stationed behind. Concrete paving on the sidewalk nears completion, with a neat border of brick pavers.

Looking east to the streetscape along Queen Street East, image by UrbanToronto Forum contributor Northern Light

This view looking north captures the retail-lined pedestrian mews running north-south, towards the POPS and Elm – Ledbury. The clay brick pavers on the walkway are arranged in a herringbone pattern. Framed by expansive glazed storefronts on both sides, the pathway invites foot traffic and natural light, with recessed pot lights embedded in the ceiling illuminating the walkway. Hints of the public art can been seen in the distance.

Looking north through the pedestrian mews, image by UrbanToronto Forum contributor rdaner

Initial occupancy should begin in the coming months. 88 Queen stands at a height of 167.35m and will house 587 residential units plus 160 hotel rooms.

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More Focus on Family-Sized Units for Proposal near St Clair Station

Anthony Teles — Wed, 06 Nov 2024 13:46:09 -0500

Graywood Developments and KingSett Capital have made changes to their plan for The Notable, a proposed 50-storey condo located a block southeast of the intersection of Yonge and St Clair in Toronto’s Deer Park neighbourhood. While maintaining the height and storey-count, the Turner Fleischer Architects design decreases the total number of units while proving more large units, shifting away somewhat from smaller investor-oriented units.

Looking southeast to The Notable, designed by Turner Fleischer Architects for Graywood Developments and KingSett Capital

The site is an assembly of 29, 31, 33, and 39 Pleasant Boulevard, spanning approximately 1,490m² on the south side of the street. Currently, the western portion of the site remains vacant, while the eastern portion houses a two-storey residential building and a four-storey office building. It is in a well-connected neighbourhood rich with transit options, local amenities, and green spaces.

Looking southeast to the current site, image retrieved from Google Maps

There have been multiple redevelopment proposals for the site in recent years by various developers. Initial plans from 2016 proposed a 7-storey office building for the site’s western portion. Following a sale of the site in 2019, Gairloch proposed a 34-storey residential tower on the larger, combined site. Then, following Graywood and KingSett's acquisition of the combined site in 2022, plans evolved again, increasing the floor-count slightly to 35 storeys, followed by a total rethink that brought forward the 50-storey plan after the area was declared a Major Transit Station Area — a provincial mandate looking to maximize density near subway and GO stations. City Council approved the 50-storey plan this summer.

Previous design by Turner Fleischer Architects for Graywood Developments and KingSett Capital

Now, Bousfields has resubmitted the Site Plan Approval application to the City of Toronto on behalf of the developers. Still standing at 171.6m, the updated plan drops the unit count from 409 to 375 suites. The new mix would decrease the number of studio units from 49 to 45, and one-bedroom units from 217 to 143, while keeping the number of two-bedroom units the same at 135, and increasing the number of three-bedroom units from 8 to 52.

Site plan, designed by Turner Fleischer Architects for Graywood Developments and KingSett Capital

With fewer but more large suites, the revision also decreases the indoor amenity space from 1,007m² to 935m² but maintains the outdoor amenity space of 460m². The total residential Gross Floor Area (GFA) would slightly increase to 27,722m² for a Floor Space Index (FSI) of 18.60. Four elevators would service the 375 units, or approximately one for every 94 units, indicating reasonable average wait times. Design changes to the building’s exterior include replacing projecting balconies with Juliet balconies, and replacing some aluminum spandrel panel at ground level with brick walls. Also at ground level, the design still includes a 140m² POPS (Privately-Owned Publicly-accessible Space) along its east side and a 151m² public park on the west side.

Ground floor plan, designed by Turner Fleischer Architects for Graywood Developments and KingSett Capital

Below ground, a three-level garage is planned with 46 motor vehicle parking spaces, including 40 for residents, 5 for visitors, and 1 for car sharing. Bicycle parking has decreased from 451 to 414 spaces, with 338 long-term spaces and 76 short-term spaces.

The site is just 50m from St Clair subway station on Yonge Line 1, also served by the St Clair streetcar, Mount Pleasant, and Leaside buses.

An aerial view of the site and surrounding area, image from submission to City of Toronto

The Notable is part of a growing cluster of high-rise development activity in the area. To its west, 11 Pleasant Boulevard is proposed at 19 storeys, 1366 Yonge at 49 storeys, and Yonge & Rosehill and The Hill Condos each at 50 storeys. Southward, construction is underway on the 31-storey Rosehill Tower, while 1303 Yonge would feature two towers at 43 and 47 storeys, with 1233 Yonge planned at 49 storeys. Around the Yonge and St Clair intersection, The Clair is proposed at 34 storeys, while One Delisle is climbing to 44 storeys. St Clair Place proposes four towers ranging 13 to 44 storeys, while 1 and 45 St Clair West propose 49 and 51 storeys, respectively.

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News Roundup for November 6, 2024

UrbanToronto Staff — Wed, 06 Nov 2024 09:30:00 -0500

Percentage of bike riders higher where lanes are installed, according to StatCan; Greater Toronto home sales jump in October after Bank of Canada rate cuts as per TRREB report; Ontario making GO Transit free for veterans, members of Canadian Armed Forces; and other news.

Percentage of bike riders higher where lanes are installed: StatCan (CBC)

Greater Toronto home sales jump in October after Bank of Canada rate cuts: board (Global News)

Ontario making GO Transit free for veterans, members of Canadian Armed Forces (CBC)

Ontario should pay for initial bike lane installation: city manager (CBC)

Heritage preservation and adaptive reuse comes with neighbourhood push-back (The Globe and Mail)