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Apartments on Cummings (13 Cummings St., Duffy & Assoc., 3s)

achender

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Project to build a 4 unit, 3 story apartment building at 13 Cummings St.

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The project name "Apartments on Cummings" is mine. Not sure what it is really called.
Is all this shoring unusual for such a small project?

I figured since I live across the street from it, I might as well post some pictures. I was also hoping to find out more information.
My search on the main toronto.ca web page by file name and address didn't give me much info. Google was more helpful and yielded:

cofa_tey_agenda_3jul13_pm.pdf

Which contained:

23. 13-17 CUMMINGS ST

File Number: A0371/13TEY Zoning R3 Z1.0 (ZZC) Ward: Toronto-Danforth (30)
Property Address: 13-17 CUMMINGS ST Community: Toronto Legal Description: PL 322 LT46

PURPOSE OF THE APPLICATION:
To construct a three-storey, four-dwelling unit apartment building with a below-grade parking garage.

REQUESTED VARIANCES TO THE ZONING BY-LAW:

1. Section 6(3) Part I 1, By-law 438-86
The maximum permitted gross floor area is 1.0 times the area of the lot (506.2 m²).
The new apartment building will have a residential gross floor area equal to 1.23 times the area of the
lot (623.38 m2).

2. Section 4(4)(b), By-law 438-86
A minimum of five parking spaces is required on-site.
In this case, there will be four parking spaces provided on-site.

3. Section 6(3) Part II 5(I), By-law 438-86
The maximum permitted depth is 14.0 m.
The new apartment building will have a depth of 19.44 m.

4. Section 6(3) Part III 1(B), By-law 438-86
A minimum of 50% of the lot area (251.33 m2) shall be landscaped open space.
In this case, 45.96 % of the lot area (232.65 m²) will be landscaped open space.
 

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achender

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None that have been distributed to the neighbourhood.

Couldn't find anything on toronto.ca either.
But others seem to be able to extract hidden treasure from the Toronto planning/permitting departments web pages whereas I can never find anything there.
 

good_times

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Is all this shoring unusual for such a small project?

Yes - but as this was previously an auto body site they will likely have to excavate more soil than usual to remediate the site.

The variance decision you posted also says that the parking spaces are underground. Also very unusual for such a small building, but if they have to dig down anyway might as well put parking down there, I guess.

I'm frankly surprised that the numbers would work and that this is getting built!
 

achender

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So they have dispensed with the underground parking and will have parking at grade instead, which pushes the whole structure up one level to a total of 4 flours. It looks pretty cool though, for at grade parking. The floors above are cantilevered over the driveway.

Steel erection has been happening on site for a couple of weeks now, after a long summer hiatus. See images below.

Video capture of the flyby video on 13cummings.com. Thanks for the reference Gary S L. I just saw your reply today and this is the first time I have seen any renders for the project.

Screen shot 2015-10-01 at 8.36.36 PM.png


Images from today.

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achender

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Progress certainly seems to be glacial in pace.

However, workers continue to show up there every day and make noises with lots of power tools. Yet nothing seems to have changed in weeks. At least externally.
There has been siding on site for a few weeks now as well, which I keep expecting to go up. Any day now. Surely.

Man, it's going on two years since I posted the above pictures. They must be losing money hand over fist.
 

achender

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A few pictures of the progress since 2015. Taken tonight in the light of the fast westering sun.

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The siding (I think).

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achender

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Well, my first post in this thread was over three years ago now. But it seems like they are finally getting close to finishing this one up.

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achender

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The 4 condos are for sale now at a cool $1.625 - $1.685M. Seems high for this hood.
Plus almost $1000/month in maintenance. For what I'm not sure.

Lots of pictures if you follow the link above.
 

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