rty
New Member
can anyone give me an estimate on how much an owner was offered?
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Toronto 3239 Dundas West | 43m | 11s | Gairloch | Batay-Csorba
- Thread starter AlbertC
- Start date
AlbertC
Superstar
This house in the middle with their opinion
Towered
Superstar
Only one house of this assembly had been boarded up years ago while the rest continued seemingly undisturbed, so you can imagine my shock upon finding the entire row suddenly fenced off just yesterday:
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PMT
Senior Member
3239-3251 Dundas St West have demo permits pending:
AlbertC
Superstar
Looks like they expect to market this as "Craft 2"
From Gairloch's 2024 recap email:
Matches the image on their website:
From Gairloch's 2024 recap email:
Matches the image on their website:
3239-3251 Dundas — Gairloch Developments
www.gairloch.ca
Shothing
New Member
Changes proposed for this file:
-increasing distance to southern neighbours
-increasing height by two storeys
-less parking
-new exterior expression (brick)
-increasing distance to southern neighbours
-increasing height by two storeys
-less parking
-new exterior expression (brick)
Towered
Superstar
I'm surprised they didn't acquire the house next to the existing commercial building right at the corner of Dundas and Gilmour. It's going to look very awkward...
AlbertC
Superstar
More details on this updated banger! It's also going to be rental instead of condos now
From the cover letter:
This report provides an overview of the requested variances to increase the building height and floor area and reduce the parking requirements for the previously approved development at 3239-3251 Dundas Street West in Toronto, Ontario (the ‘subject site’). This report includes are view and analysis of the applicable policy framework, and a review of the four tests contained in Section 45 of the Planning Act.
The approved development on the site comprises a 9-storey 32-metre building (to the top of the mechanical penthouse). The requested minor variances are necessary to permit a proposed 11-storey building with a height of 39.4 metres to the top of the wrapped mechanical penthouse level. The revisions are proposed to:
● facilitate the conversion of the project from condominium to rental tenure;
● significantly improve the energy performance of the building; and,
● significantly increase the separation distance between the development and the neighbourhood to the south. The proposed development comprises a new 11-storey, 10,062 square metre, mixed-use building with 138 rental apartment units, including 27% two bedroom and 10% three-bedroom units. A total of 28 vehicle parking spaces, 154 bike parking spaces, and 552 square metres of amenity space are proposed.
I reckon this may have been the previous iteration
Application Details
www.toronto.ca
From the cover letter:
This report provides an overview of the requested variances to increase the building height and floor area and reduce the parking requirements for the previously approved development at 3239-3251 Dundas Street West in Toronto, Ontario (the ‘subject site’). This report includes are view and analysis of the applicable policy framework, and a review of the four tests contained in Section 45 of the Planning Act.
The approved development on the site comprises a 9-storey 32-metre building (to the top of the mechanical penthouse). The requested minor variances are necessary to permit a proposed 11-storey building with a height of 39.4 metres to the top of the wrapped mechanical penthouse level. The revisions are proposed to:
● facilitate the conversion of the project from condominium to rental tenure;
● significantly improve the energy performance of the building; and,
● significantly increase the separation distance between the development and the neighbourhood to the south. The proposed development comprises a new 11-storey, 10,062 square metre, mixed-use building with 138 rental apartment units, including 27% two bedroom and 10% three-bedroom units. A total of 28 vehicle parking spaces, 154 bike parking spaces, and 552 square metres of amenity space are proposed.
I reckon this may have been the previous iteration
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jmi22
Active Member
whats not to love
Towered
Superstar
Needs retail
jmi22
Active Member
Maybe, but this is not the most lively stretch of the Junction. Retail vacancies/residential conversions on this specific part of Dundas appears to be well over 50%. A long way from the heydays of Little Malta
Northern Light
Superstar
Overall, good effort. Applaud the broad massing and materiality and good to see rental tenure here.
But retail or no retail, the grade-level expression is terrible. Ugh.
Personally, I'd rather see, 2 storeys shifted from the podium to the tower; I'd throw in an extra storey to offset any unit loss.
I find the streetwall just a bit tall.
But , for the at-grade, no recessing anything, bring it out. Make it pop by adding an architectural detail between the first and second floors. Just two rows of alternately coloured brick, or with retail, a signage band in black or dark green.
But retail or no retail, the grade-level expression is terrible. Ugh.
Personally, I'd rather see, 2 storeys shifted from the podium to the tower; I'd throw in an extra storey to offset any unit loss.
I find the streetwall just a bit tall.
But , for the at-grade, no recessing anything, bring it out. Make it pop by adding an architectural detail between the first and second floors. Just two rows of alternately coloured brick, or with retail, a signage band in black or dark green.
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Towered
Superstar
It'll never become lively if no retail spaces are provided. The retail strip to the west toward Runnymede and the bustling one east of St. John's Rd need to be better connected, and buildings like this provide the opportunity to do so (and Craft across the street).
jmi22
Active Member
I'm saying there is retail in the immediate surrounding of this development sitting vacant due not enough density. This dev will likely aid that but there is already a surplus of retail frontage around here. Not saying it shouldnt be lively but there is no shortage of storefronts atm
DavidCapizzano
Senior Member
It’s also due to the fact that these building owners expect astronomical rates to rent these spaces, and will often not provide any incentive or dollars for tenant fit out.
Why would I open a business in a junky run down storefront with a landlord who wants a cheque and will jack our rent the moment we see any sort of success?
