artyboy123
Senior Member
you are indeed correct! I should have called it a "mid-rise", not a "missing middle"
Link: https://www.toronto.ca/city-governm...delines/design-guidelines/mid-rise-buildings/
Toronto 930 Albion | 22m | 7s | Thistledown Residential | Gabriel Fain Architects
- Thread starter Northern Light
- Start date
Link: https://www.toronto.ca/city-governm...delines/design-guidelines/mid-rise-buildings/
HousingNowTO
Senior Member
Great to see an OPEN DOOR project moving ahead in Councillor Ford's ward.... the original funding-plan in March 2021 was for all Sixty (60) units to be Affordable-Rental, but now it is down to Thirty-Three (33) units.
LINK - http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.PH21.4
This isn't going to be our usual complaint about "Affordable-Housing unit loss due to City Planning policy" - this one seems to be more about Construction cost inflation - and that projects like this one should really just be "As of Right" for not-for-profit developers.
LINK - http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.PH21.4
This isn't going to be our usual complaint about "Affordable-Housing unit loss due to City Planning policy" - this one seems to be more about Construction cost inflation - and that projects like this one should really just be "As of Right" for not-for-profit developers.
DHX
New Member
This is absolutely NOT Welcome nor wanted in our community. The design is atrocious and an eye sore - I will personally vote a hard NO to this project.
HousingNowTO
Senior Member
concrete_and_light
Active Member
The design is quite nice compared to the usual development in this city IMO with good solid warm materiality. It certainly is nicer than the current barren empty site and adjacent lots like the generic Shoppers + gas station next door and bungalow houses behind it. What exactly is the issue? This is a very modest intensification on a currently unused site with pretty nice design. I have some small critiques but I definitely wouldn't call it atrocious. What kind of development or design would meet your standards?
Also wondering why you feel you can speak on behalf of your whole community? Have you spoken to everyone? And what of people who need places to live but can't afford a detached home? Is your community closed to any new residents?
Tannia
New Member
Is this supposed to be a condo with affordable units? Or full government housing? If it’s government housing I think we have more than enough of that in our area. We definitely don’t want this beside a school.
If it’s a condo will the entire block be revamped? The stores beside this proposed building is a site for sore eyes. We want our area to be improved with better stores, not just jewelry shops or cell phone repair places. It’s a shame that North Etobicoke is just a high density of random businesses that don’t serve everyday needs.
If it’s a condo will the entire block be revamped? The stores beside this proposed building is a site for sore eyes. We want our area to be improved with better stores, not just jewelry shops or cell phone repair places. It’s a shame that North Etobicoke is just a high density of random businesses that don’t serve everyday needs.
HousingNowTO
Senior Member
Open Door Program is not TCHC housing (eg. Social Housing, Rent-Geared-to-Income (RGI)).
33 of the 60 units will be "below-market" rental at the City's definition of "Affordable Rent" for Households with incomes between $32,486 - $74,301 per year.
OPEN DOOR is a workforce-housing private-rental program.
Tannia
New Member
What will the other 27units be? Rentals or for purchase?
Curly
New Member
Not an overly attractive building. I hope the builder invests in beautifying the property while he's at it with proper lighting and landscaping. When is a community meeting expected? I've seen nothing at all. I thought community input would be solicited.
Tannia
New Member
agreed. Looks like a run down community housing project you find on Sherbourne. We better have a meeting with Ford
HousingNowTO
Senior Member
This is from the public COVER LETTER & PROJECT DATA SHEET that was submitted to the City Planning Department in Dec. 2021.
Building will be 100% Rental, the 33 of the 65 units will be "below-market" rental at a level of "deeper affordability" - target rents for those units below.
Assume the rest of the units will be "Market-Rate Rental" for the CMHC rents for Etobicoke North, or above that rent. TBD.
Northern Light
Superstar
It's fine to have differing opinions and preferences, but this really is a bit much.
It's a render, there is certainly nothing in that drawing that looks rundown.
You're on a forum full of architecture and design enthusiasts who are rightly somewhat cynical about architectural quality in Toronto;
and yet most of us are somewhere between luke warm and pleased by this design.
****
Also, I think you'll find that rhetoric that sounds an awful lot like 'keep the poor people out of my neighbourhood' will not go over particularly well, nor be particularly successful.
There is surely room to tweak or improve the project some, but it is not some sign of the apocalypse.
Towered
Superstar
Anyone else getting troll vibes in here?
Northern Light
Superstar
Eye of the beholder....
The Landscape Plan is here:
I've blown up the legend here to make it easier to read:
There is an oddity in the plan, which I'll mention in a moment.
But the gist is this:
The boulevard (between sidewalk and road) on both streets would be sodded.
Trees on the Albion side only.
Perennials and shrubs in beds on the inside of the sidewalk, next to the building.
Not sure why, but it doesn't match up exactly w/the renders.
The oddity I mentioned is that unless I'm reading it wrong is shows some sod right on the corner, where the curb cut goes, which certainly will not be the case.
Curly
New Member
Thank you for this. I'll have a look.