Toronto 1540 Bloor West | 91.9m | 27s | Trinity Group | IBI Group
- Thread starter rdaner
- Start date
AlbertC
Superstar
This project is like the development version of a falling knife. With each new design and proposal iteration, the architectural value keeps getting worse and worse.
innsertnamehere
Superstar
looks like a zoning exercise to me now.
I mean, Concord Adex would have a better looking plan here.
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Jimto
Active Member
Update from Councillor's office today:
So, just in case anyone was having a good weekend, here's the settlement offer that Council adopted at this week's meeting:
From the 1540-1550 Bloor Street West - Zoning Amendment - Request for Directions Report
Yes, it's one nearly imperceptible step better than the proposal from March, but I momentarily had my hopes up that they weren't immune to our bitching about the design and that a new approach might be taken with the latest iteration. I know we're not looking at anything close to a polished marketing rendering, and there's a chance that the materiality could be rethought prior to a finalized design for marketing and an SPA application, but this does not inspire confidence.
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From the 1540-1550 Bloor Street West - Zoning Amendment - Request for Directions Report
The Settlement Proposal contains important differences from the Revised Proposal. The Settlement Proposal is for a 27-storey (86.65 metres excluding mechanical penthouse) mixed-use tall building, as compared to the earlier hybrid building typology which included a taller base building with a tower on top – effectively a mid-rise building with a tower added. Additionally, the base building has been redesigned to meet the current standards in the Zoning By-law, as amended by the Bloor Dundas Study implementing By-law 1222-2009.
Built Form, Massing and Height
Base Building
The Settlement Proposal provides a base building that is 13.5 metres or 4 storeys high. The original proposal rose to 23.25 metres before stepping back to a tower form. The ground floor height is 4.5 metres and contains retail, lobby and servicing and the 2nd to 4th storeys are 3.0 metres high and contain residential units, amenity space, bicycle parking and retail and lobby mezzanine space.
The Settlement Proposal includes additions or “shoulders” above and setback from the podium and abutting the tower. On the west side is a 6-storey element and on the north side is an 8-storey element.
Height
The Revised Proposal remains unchanged at 27 storeys (86.65 metres exclusive of the mechanical penthouse).
Transition
The Settlement Proposal terraces back at the rear (north) of the building, 4.6 metres at the 25th storey and 3.45 metres at the 26th storey. The Settlement Proposal except for the stairwell portion of the mechanical penthouse, now fits beneath an angular plane taken from the front property lines of residences on Edna Avenue. The previous version had less stepping at the upper floors and penetrated the angular plane.
Tower Separation
In the Settlement Proposal, the tower element is set back by 12.8 metres from the west lot line and 12.5 metres from the existing north lot line. This is an improvement from the previous proposal.
Building Setbacks (at street level)
The ground floor and second floor have been set back from the north lot line to provide a 7.6 metre-wide and 6.6 metre high clearway which will accommodate the service drive, a pedestrian walkway and a potential future extension of the existing public lane to the west by way of an easement over the proposed driveway, which would, in the event the adjacent lands to the west redevelop, provide a through block laneway connection to Dundas Street West. The podium cantilevers above the driveway at the second floor to the north lot line. The podium building setback from the west lot line is 0 metres.
The proposed 6 metre dimension, from the south sidewalk edge to the south face of the building, can accommodate the 0.6 metre sidewalk edge zone, 1.8 metre furnishing and planting zone and 2.1 metre pedestrian clearway along with a 1.5 metre outdoor retail zone. The more extensive setbacks of the building from the Dundas Street West property line, range from 4.5 to 8.3 metres and at its narrowest point, the building is approximately 6.6 metres from the curb. The various zones and the overall dimensions from curb to building will be secured through the OLT proceedings.
Building Stepbacks (above the base building)
The Revised Proposal has a tower and podium typology (rather than the previously proposed high mid-rise building with a tower on top).
Floor Plates
In the Revised Proposal, the tower floor plates are generally 840 square metres from floors 15 – 24, an increase in floor plate size from the previously proposed 754 square metres.
Balconies
Inset balconies are proposed to avoid adding to the bulk of the building with projecting balconies.
Mechanical Penthouse
The Revised Proposal for the mechanical penthouse has been reduced in height from 6 to 5 metres and as mentioned above under sub-heading “Transition”, the mechanical penthouse except for the stairwell portion, now fits beneath an angular plane taken from the front property lines of residences on Edna Avenue to the north.
Density
The density of the proposal has been reduced from a FSI of 10.72 in the original proposal to an FSI of 9.84 in the current proposal.
Sun/Shadow
A revised Sun/Shadow Study, prepared by IBI Architects, dated July 29, 2021, was submitted. This study shows that there will be reduced shadow impact on the Chelsea Avenue Playground and the front yards of homes on Edna Avenue.
Access and Parking
Access
Vehicular access to the site is to be provided via an east-west driveway connection to Dundas Street West. Due to its proximity to Bloor Street West, and the operations of the streetcars accessing the adjacent Dundas West TTC Station, vehicle movements to and from the subject site will be restricted to right- in/right-out movements. The 6.0 metre wide driveway, plus a 1.6 metre wide pedestrian walkway will be secured with a public surface easement to facilitate a future connection to the existing east-west public lane to the west of the site (Ln N Bloor E Dorval).
Parking and Loading
A total of 93 parking spaces including 21 visitor parking spaces and two (2) loading docks are proposed.
Bicycle Parking
A total of 367 bicycle parking spaces are proposed to be provided for the development. This includes a total of 359 spaces for residential uses (321 long- term bicycle parking spaces and 38 short-term spaces) and an additional eight (8) spaces for non-residential uses (6 long-term spaces and 2 short-term spaces). The bicycle parking spaces will be provided in the underground garage (P1 and P2 levels) as well as at-grade within the building and on the first floor of the proposed development.
Right-of-Way Widening and Corner Rounding
The applicant proposes conveyances for right-of way widening and a corner rounding at the intersection of Bloor Street West and Dundas Street West, as required by Transportation Services.
Toronto Transit Commission (TTC) and Metrolinx Requirements
Staff require written confirmation from TTC staff whether the revised submission satisfies their requirements. Metrolinx has requested revisions to the Environmental Noise and Vibration Study, and has made comments that will need to be considered at the Site Plan Approval stage.
Servicing
The outstanding issues identified from the Engineering and Construction Services memo dated October 16, 2020, remain and will have to be addressed as part of any final approval of the application by the OLT.
Streetscape
2.1 metre clearway areas on Bloor Street West and Dundas Street West are proposed. A fully dimensioned plan demonstrating that the various streetscape zones, edge, planting and furnishing clearway etc. must be provided to demonstrate that these can be accommodated on Dundas Street West as part of any OLT approval.
Open Space/Parkland
Cash-in-lieu of parkland is proposed. The value of the cash-in-lieu of parkland dedication will be appraised through Real Estate Services. The appraisal will be conducted upon the submission of an application for the first above ground building permit and is valid for six months. Payment will be required prior to the issuance of said permit.
Yes, it's one nearly imperceptible step better than the proposal from March, but I momentarily had my hopes up that they weren't immune to our bitching about the design and that a new approach might be taken with the latest iteration. I know we're not looking at anything close to a polished marketing rendering, and there's a chance that the materiality could be rethought prior to a finalized design for marketing and an SPA application, but this does not inspire confidence.
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W. K. Lis
Superstar
vic
Senior Member
I wonder why they would even need the corner rounding, as there's now a bike lane, with plenty of space for anyone rounding that corner the way it is. Motor vehicles would essentially turn into the single non-bike lane that's pretty far out from the corner (bike lane, buffer, etc).. I feel like the buffer space already adds a large corner rounding space.
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W. K. Lis
Superstar
Jimto
Active Member
I'm confused. Perks letter seems to suggest this being considered at Nov 25 meeting while you're suggesting it has already been adopted. Can you clarify?
UPDATE: Perks motion at Planning and Housing Committee to review the "negotiation process for development applications which have been appealed to the Ontario Land Tribunal" was adopted on 25 November.
Last edited:
Jimto
Active Member
Latest update from Councilor's office. TL;DR - City are supporting the revised proposal at OLT meeting on 10th December.
Update on 1540 Bloor St West (N/W corner Bloor /Dundas) "Giraffe"
The application at 1540 Bloor St West was originally submitted to the City in 2019, and scheduled for appeal at the Ontario Land Tribunal (OLT) formerly Local Planning Appeal Tribunal (LPAT). In the meantime, the applicant made a settlement offer to resolve the Appeal.
The City Solicitor submitted a Request for Direction Report for 1540 Bloor St West to the November. 2021 City Council meeting. The report approved by City Council recommended that City Council adopt recommendations contained in a Confidential Attachment and authorize the public release of specific confidential recommendations. That information is now available.
http://app.toronto.ca/tmmis/viewPublishedReport.do?function=getCouncilMinutesReport&meetingId=19696 , scroll down to TE28.5 1540-1550 Bloor Street West - Zoning Amendment - Request for Direction Report.
City Council have accepted the with prejudice settlement offer dated September 20, 2021 The Settlement Proposal is for a 27-storey (86.65 metres excluding mechanical penthouse) mixed-use tall building, as compared to the earlier hybrid building typology which included a taller base building with a tower on top – effectively a mid-rise building with a tower added. Additionally, the base building has been redesigned to meet the current standards in the Zoning By-law, as amended by the Bloor Dundas Study implementing By-law 1222-2009. The Settlement Offer is available to review, labelled as Attachment 1, Appendix "A" at http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE28.5
City Council have also accepted the without prejudice settlement offer in respect of community benefits proposed to be provided in the building, which consist of fourteen (14) new permanently affordable rental housing units, on the terms set out in Confidential Appendix "A" to the City Solicitor's report, available here: https://www.toronto.ca/legdocs/mmis/2021/cc/bgrd/backgroundfile-173920.pdf .
The City staff will attend the OLT Settlement Hearing on December 10th in support of the approved settlement.
If you wish to observe this hearing, please contact Christopher Molnar, Case Coordinator, Planner, (437) 231-5387 or Christopher.Molnar@ontario.ca to obtain the videoconference link for the hearing.
A table comparing the Settlement offer, the Original and a previous revised application is available starting on Page 5 of the Request for Directions Report: https://www.toronto.ca/legdocs/mmis/2021/te/bgrd/backgroundfile-171382.pdf
Update on 1540 Bloor St West (N/W corner Bloor /Dundas) "Giraffe"
The application at 1540 Bloor St West was originally submitted to the City in 2019, and scheduled for appeal at the Ontario Land Tribunal (OLT) formerly Local Planning Appeal Tribunal (LPAT). In the meantime, the applicant made a settlement offer to resolve the Appeal.
The City Solicitor submitted a Request for Direction Report for 1540 Bloor St West to the November. 2021 City Council meeting. The report approved by City Council recommended that City Council adopt recommendations contained in a Confidential Attachment and authorize the public release of specific confidential recommendations. That information is now available.
http://app.toronto.ca/tmmis/viewPublishedReport.do?function=getCouncilMinutesReport&meetingId=19696 , scroll down to TE28.5 1540-1550 Bloor Street West - Zoning Amendment - Request for Direction Report.
City Council have accepted the with prejudice settlement offer dated September 20, 2021 The Settlement Proposal is for a 27-storey (86.65 metres excluding mechanical penthouse) mixed-use tall building, as compared to the earlier hybrid building typology which included a taller base building with a tower on top – effectively a mid-rise building with a tower added. Additionally, the base building has been redesigned to meet the current standards in the Zoning By-law, as amended by the Bloor Dundas Study implementing By-law 1222-2009. The Settlement Offer is available to review, labelled as Attachment 1, Appendix "A" at http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE28.5
City Council have also accepted the without prejudice settlement offer in respect of community benefits proposed to be provided in the building, which consist of fourteen (14) new permanently affordable rental housing units, on the terms set out in Confidential Appendix "A" to the City Solicitor's report, available here: https://www.toronto.ca/legdocs/mmis/2021/cc/bgrd/backgroundfile-173920.pdf .
The City staff will attend the OLT Settlement Hearing on December 10th in support of the approved settlement.
If you wish to observe this hearing, please contact Christopher Molnar, Case Coordinator, Planner, (437) 231-5387 or Christopher.Molnar@ontario.ca to obtain the videoconference link for the hearing.
A table comparing the Settlement offer, the Original and a previous revised application is available starting on Page 5 of the Request for Directions Report: https://www.toronto.ca/legdocs/mmis/2021/te/bgrd/backgroundfile-171382.pdf
Jimto
Active Member
Opinion piece published in Toronto Star by one of the most persistent NIMBY'ists. She doesn't mention her own property holdings in the immediate and extended neighbourhood.
www.thestar.com
It has been called one of the ugliest intersections in the city. It is now on the verge of becoming one of the most shameful.
Dundas West and Bloor is slated to become the scene of massive developments on all sides, since it is cheek-by-jowl with one of the city’s important transit hubs.
Giraffe Condos, a first major proposal for the north-west corner, floundered 10 years ago when it came to the stodgy Ontario Municipal Board (OMB), which ruled that the new building should have a limit of 10 storeys and a strict density limit. The OMB ruled that the proposed building was too high and not appropriate, given the proximity of the Dundas West subway.
That was then... this is now.
Residents of the neighbourhood attended meetings in the years that followed; meetings based on hope for a beautiful and more inclusive neighbourhood. A proposal submitted by Timbertrin, the new owners of the corner lot, has made a mockery of the OMB ruling and the local concern for “neighbourhood.”
This plan is bigger and brassier, but in no way better. It is a project that responds to the grab-what-you-can convenience of the developers. It is concerned about the financially comfortable, but not at all on the housing needs of people of modest income who also need to trust in public transit for their movement around the city.
The citizens and businesses around the intersection challenged the Timbertrin plan — and won at a city council meeting. The developer then entered into a series of confidential meetings with the city staff. The neighbourhood and local businesses were denied access to these confidential meetings. Those who decided will not have to live with the consequences of their decisions.
Late last week, the city staff revealed the agreed-upon plan with Timbertrin. The agreement was couched in legalese. The plan would see the building soar to 27 storeys with 327 units. City council approved this secret deal before the details were released.
It would seem that, in order to sweeten this deal to the public and to city council, Timbertrin made a great deal of the fact that the new building would have 26 affordable units — in line with a more trendy “progressive” agenda.
The wheelers and dealers neglected to say that the proposed building would be constructed by bulldozing and replacing the 12 units of affordable housing in the previous structure.
Thus, for the sake of only 14 truly new affordable units, city council will grant Timbertrin a permit to build a 27-storey building with 301 unaffordable units.
Shame on all those who met in secret and reached this deal. Shame.
On Friday, the Ontario Land Tribunal met to give its rubber stamp to this process. The approved development gives Timbertrin 327 units, which is more than double what the zoning previously allowed. The additional units allowed under the new zoning have a land value of over $20 million.
‘Affordable’ housing shelters city’s shame at Dundas West and Bloor
It has been called one of the ugliest intersections in the city. It is now on the verge of becoming one of the most shameful, Mary Jo Leddy writes.
www.thestar.com
It has been called one of the ugliest intersections in the city. It is now on the verge of becoming one of the most shameful.
Dundas West and Bloor is slated to become the scene of massive developments on all sides, since it is cheek-by-jowl with one of the city’s important transit hubs.
Giraffe Condos, a first major proposal for the north-west corner, floundered 10 years ago when it came to the stodgy Ontario Municipal Board (OMB), which ruled that the new building should have a limit of 10 storeys and a strict density limit. The OMB ruled that the proposed building was too high and not appropriate, given the proximity of the Dundas West subway.
That was then... this is now.
Residents of the neighbourhood attended meetings in the years that followed; meetings based on hope for a beautiful and more inclusive neighbourhood. A proposal submitted by Timbertrin, the new owners of the corner lot, has made a mockery of the OMB ruling and the local concern for “neighbourhood.”
This plan is bigger and brassier, but in no way better. It is a project that responds to the grab-what-you-can convenience of the developers. It is concerned about the financially comfortable, but not at all on the housing needs of people of modest income who also need to trust in public transit for their movement around the city.
The citizens and businesses around the intersection challenged the Timbertrin plan — and won at a city council meeting. The developer then entered into a series of confidential meetings with the city staff. The neighbourhood and local businesses were denied access to these confidential meetings. Those who decided will not have to live with the consequences of their decisions.
Late last week, the city staff revealed the agreed-upon plan with Timbertrin. The agreement was couched in legalese. The plan would see the building soar to 27 storeys with 327 units. City council approved this secret deal before the details were released.
It would seem that, in order to sweeten this deal to the public and to city council, Timbertrin made a great deal of the fact that the new building would have 26 affordable units — in line with a more trendy “progressive” agenda.
The wheelers and dealers neglected to say that the proposed building would be constructed by bulldozing and replacing the 12 units of affordable housing in the previous structure.
Thus, for the sake of only 14 truly new affordable units, city council will grant Timbertrin a permit to build a 27-storey building with 301 unaffordable units.
Shame on all those who met in secret and reached this deal. Shame.
On Friday, the Ontario Land Tribunal met to give its rubber stamp to this process. The approved development gives Timbertrin 327 units, which is more than double what the zoning previously allowed. The additional units allowed under the new zoning have a land value of over $20 million.
ADRM
Senior Member
"Food production company will make a profit on the bananas you buy; this is an outrage!"
See how ridiculous it sounds?
See how ridiculous it sounds?
Towered
Senior Member
Opinion piece published in Toronto Star by one of the most persistent NIMBY'ists. She doesn't mention her own property holdings in the immediate and extended neighbourhood.
‘Affordable’ housing shelters city’s shame at Dundas West and Bloor
It has been called one of the ugliest intersections in the city. It is now on the verge of becoming one of the most shameful, Mary Jo Leddy writes.
It has been called one of the ugliest intersections in the city. It is now on the verge of becoming one of the most shameful.
Dundas West and Bloor is slated to become the scene of massive developments on all sides, since it is cheek-by-jowl with one of the city’s important transit hubs.
Giraffe Condos, a first major proposal for the north-west corner, floundered 10 years ago when it came to the stodgy Ontario Municipal Board (OMB), which ruled that the new building should have a limit of 10 storeys and a strict density limit. The OMB ruled that the proposed building was too high and not appropriate, given the proximity of the Dundas West subway.
That was then... this is now.
Residents of the neighbourhood attended meetings in the years that followed; meetings based on hope for a beautiful and more inclusive neighbourhood. A proposal submitted by Timbertrin, the new owners of the corner lot, has made a mockery of the OMB ruling and the local concern for “neighbourhood.”
This plan is bigger and brassier, but in no way better. It is a project that responds to the grab-what-you-can convenience of the developers. It is concerned about the financially comfortable, but not at all on the housing needs of people of modest income who also need to trust in public transit for their movement around the city.
The citizens and businesses around the intersection challenged the Timbertrin plan — and won at a city council meeting. The developer then entered into a series of confidential meetings with the city staff. The neighbourhood and local businesses were denied access to these confidential meetings. Those who decided will not have to live with the consequences of their decisions.
Late last week, the city staff revealed the agreed-upon plan with Timbertrin. The agreement was couched in legalese. The plan would see the building soar to 27 storeys with 327 units. City council approved this secret deal before the details were released.
It would seem that, in order to sweeten this deal to the public and to city council, Timbertrin made a great deal of the fact that the new building would have 26 affordable units — in line with a more trendy “progressive” agenda.
The wheelers and dealers neglected to say that the proposed building would be constructed by bulldozing and replacing the 12 units of affordable housing in the previous structure.
Thus, for the sake of only 14 truly new affordable units, city council will grant Timbertrin a permit to build a 27-storey building with 301 unaffordable units.
Shame on all those who met in secret and reached this deal. Shame.
On Friday, the Ontario Land Tribunal met to give its rubber stamp to this process. The approved development gives Timbertrin 327 units, which is more than double what the zoning previously allowed. The additional units allowed under the new zoning have a land value of over $20 million.
So more than a decade was wasted while the corner building has rotted, because the initially rejected-for-being-too-tall 27 storey building has been replaced with an approved...27 storey building (but much uglier).
at Toronto planning.milanista
Active Member
I bought at the original Giraffe then fell into an unfortunate coma that I have just awaken from.
Is my unit ready?
Is my unit ready?