Northern Light
Superstar
Previously, we've seen an application here at UT for the easterly portion of the property currently occupied by a Canadian Tire Retail store and parking lot, fronting Danforth, between Main and Dawes.
The site, had a peculiar fragmented ownership, the line of which literally runs through, or under the existing retail store on site.
The previous application was for 2721 Danforth, and can be found here:
This is a new application by Canadian Tire Real Estate Ltd. for its portion of this site, addressed as 2681 Danforth Avenue. Proposed are two residential towers of 44s and 33s with 905 residential units and a replacement Canadian Tire store fronting Danforth.
Site as it is:
The proposed densification of the existing tower community known as 'Main Square' is immediately to the right of frame above (west) of this site; while the application for 6 Dawes (the current self-storage facilities next to the railway corridor are to the south.
The App:
From the Docs:
Note that the above is the ground floor plan, while the below is level 02. I don't usually show both plans, but as the proposed store covers both levels I have elected to do so:
Stats:
Height, 44s/33s
FSI:
Development will have a total proposed Floor Space Index of 6.87 times the gross site area and 9.31 times
the net site area, after roadway and parkland dedications.
Parking:
A total of 162 residential and 38 visitor vehicular parking spaces are proposed on the Subject Site for the
Proposed Development
Comments:
Height is fine; parkland proposal is silly, the Main Street Planning Study laid out a plan for a centrally located significant park for the Main to Dawes block on the southerly portion of what is now the CT lands. Other developers have made proposals predicated on said parkland.
Both proposals for the CT site fail to show what was envisioned. I completely appreciate that the current owners would expect to be compensated for their land for providing above-statutory required parkland. However, if other developers and the City seem committed to a vision of a large park here, those discussions should have been had pre-application with other developers agreeing and the City agreeing to transfer either off-site parkland dedication or cash-in-lieu to the two owners here to achieve something workable.
The density approved and proposed here is not workable without a viable park.
***
The parking ratio of .18 is not ridiculous, and yet........this site is virtually across the street from Main Street Station. I understand providing retail and visitor parking here, but I'm inclined to think resident parking should be zero.
Part of achieving that type of parking provision (not on this proponent) is delivering a second entrance for Main Station located on Barrington Avenue, which would make the station accessible 1 block further east. To attract usage, said entrance should be both accessible (elevators) and feature an up escalator path.
Carsharing should also be provided on-site, as should bikeshare.
***
The retail streetwall on Danforth should be reconsidered as CT has a poor track record of animating such spaces; a cooperative arrangement with a cafe/restaurant, perhaps w/patio would serve the goal of creating an engaging streetscape on Danforth.
The site, had a peculiar fragmented ownership, the line of which literally runs through, or under the existing retail store on site.
The previous application was for 2721 Danforth, and can be found here:
2721 Danforth Avenue | 190.5m | 59s | Tri-Metro Investments | RAW Design
New application in the AIC, this is for the Canadian Tire site located mid-way between Main Street and Dawes Road. Link: http://app.toronto.ca/AIC/index.do?folderRsn=gipubukCtrmqbGj1uvSbVA%3D%3D Streetview: Aerial Pic: Site size: ~1.7ha/4.25ac The irregular shape is somewhat...
urbantoronto.ca
This is a new application by Canadian Tire Real Estate Ltd. for its portion of this site, addressed as 2681 Danforth Avenue. Proposed are two residential towers of 44s and 33s with 905 residential units and a replacement Canadian Tire store fronting Danforth.
Site as it is:
The proposed densification of the existing tower community known as 'Main Square' is immediately to the right of frame above (west) of this site; while the application for 6 Dawes (the current self-storage facilities next to the railway corridor are to the south.
The App:
Application Details
app.toronto.ca
From the Docs:
Note that the above is the ground floor plan, while the below is level 02. I don't usually show both plans, but as the proposed store covers both levels I have elected to do so:
Stats:
Height, 44s/33s
FSI:
Development will have a total proposed Floor Space Index of 6.87 times the gross site area and 9.31 times
the net site area, after roadway and parkland dedications.
Parking:
A total of 162 residential and 38 visitor vehicular parking spaces are proposed on the Subject Site for the
Proposed Development
Comments:
Height is fine; parkland proposal is silly, the Main Street Planning Study laid out a plan for a centrally located significant park for the Main to Dawes block on the southerly portion of what is now the CT lands. Other developers have made proposals predicated on said parkland.
Both proposals for the CT site fail to show what was envisioned. I completely appreciate that the current owners would expect to be compensated for their land for providing above-statutory required parkland. However, if other developers and the City seem committed to a vision of a large park here, those discussions should have been had pre-application with other developers agreeing and the City agreeing to transfer either off-site parkland dedication or cash-in-lieu to the two owners here to achieve something workable.
The density approved and proposed here is not workable without a viable park.
***
The parking ratio of .18 is not ridiculous, and yet........this site is virtually across the street from Main Street Station. I understand providing retail and visitor parking here, but I'm inclined to think resident parking should be zero.
Part of achieving that type of parking provision (not on this proponent) is delivering a second entrance for Main Station located on Barrington Avenue, which would make the station accessible 1 block further east. To attract usage, said entrance should be both accessible (elevators) and feature an up escalator path.
Carsharing should also be provided on-site, as should bikeshare.
***
The retail streetwall on Danforth should be reconsidered as CT has a poor track record of animating such spaces; a cooperative arrangement with a cafe/restaurant, perhaps w/patio would serve the goal of creating an engaging streetscape on Danforth.
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