Towered
Superstar
Such developments, set to transform the bleak, post-war inner suburbs into something more like downtown, can't happen soon enough.
Toronto Treviso Condos | 91.13m | 24s | Lanterra | P + S / IBI
- Thread starter AlvinofDiaspar
- Start date
Observer Walt
Senior Member
And yet, these "bleak" suburbs have proven able to adapt as time goes on. They are by no means set in stone. The large townhouse complex on the north side of Lawrence just east of this site is the prime example, but there are others. Does anyone remember the old Conroy Hotel on Dufferin, immediately north of Lawrence? It is now a car dealership (trust me, an improvement). And literally dozens of former industrial buildings immediately west of Dufferin are now transformed into a busy "retail outlet" district. The Columbus Centre and attached retirement residence adds to the neighbourhood.
The neighbourhood also has features which a lot of more recent neighbourhoods do not: it was built with a large number of low-rise apartments, as well as small plazas and strip malls within walking distance of most of the houses. These 1950s neighbourhoods were better designed in some ways than the stuff built in the 70s, 80s, and 90s.
The neighbourhood also has features which a lot of more recent neighbourhoods do not: it was built with a large number of low-rise apartments, as well as small plazas and strip malls within walking distance of most of the houses. These 1950s neighbourhoods were better designed in some ways than the stuff built in the 70s, 80s, and 90s.
p5connex
Active Member
Yes, I checked the site plan and yes the buildings do surround a public park, but I am referring more to the actual buildings themselves. They are large, but sit upon much larger podiums. Those podiums should be broken up from the top through to the bottom, allowing light to come into the middle sections of the building. Furthermore, I would like to see the podium have elevated breaks, at various locations in the entire complex, which allow views and through access into said public park and from the park back to the street.
p5
Mike in TO
Senior Member
3083-3101 Dufferin Street & 770 Lawrence Avenue W (31s, 26s & 25s)
Duflaw Realty Ltd. submitted an application a couple years ago to develop the northeast corner of Dufferin St. & Lawrence Ave W with a mix of buildings
totaling 1,700 units and 7,500-sq.m. of commercial space as well as a public park. Three towers (31s, 26s & 25s) are part of the proposal located right on the corner of Dufferin and Lawrence, while mid-rise buildings are planning along the two-major streets.
City planning staff is opposed to the project and an OMB hearing is scheduled to begin in February.
Duflaw Realty Ltd. submitted an application a couple years ago to develop the northeast corner of Dufferin St. & Lawrence Ave W with a mix of buildings
totaling 1,700 units and 7,500-sq.m. of commercial space as well as a public park. Three towers (31s, 26s & 25s) are part of the proposal located right on the corner of Dufferin and Lawrence, while mid-rise buildings are planning along the two-major streets.
City planning staff is opposed to the project and an OMB hearing is scheduled to begin in February.
taal
Senior Member
Hey Mike, how does fit into the cities pan for this area - from what I recall they had a very similar proposal for this lot no?
Mike in TO
Senior Member
I'm not as familiar with this area of town, but TCHC has started consultations with respect to their properties in the area for a major redevelopment of aging properties and introducing mixed use market units as well - a similar concept to what's going on with Regent Park.
ShonTron
Moderator
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Glad to see some signs of life on this one. This is a big deal.
Interesting, though that neither Lawrence nor Dufferin are "Transit City" corridors. But I bet if one of them was, us TTC "LRT" skeptics would never hear the end of it.
Interesting, though that neither Lawrence nor Dufferin are "Transit City" corridors. But I bet if one of them was, us TTC "LRT" skeptics would never hear the end of it.
Solaris
Senior Member
Novae Res Urbis
DUFFERIN-LAWRENCE TOWERS - Density dispute
November 20, 2009
City staff has raised concerns about a large development proposed for one of Toronto’s designated priority neighbourhoods. Last week the North York Community Council voted to direct staff to appear before the Ontario Municipal Board to oppose the project, characterized in a staff report as too tall and too dense for the area.
Two years ago Duflaw Realty Ltd. submitted rezoning and plan of subdivision applications to develop a large site on the northeast corner of Dufferin Street and Lawrence Avenue west with low-, mid- and high-rise buildings, with a total of 1,700-residential units and 7,500-sq.m. of commercial space. A park and a new road are also proposed. Three towers, 25-, 26- and 31-storeys, are proposed for the corner of Dufferin and Lawrence, while stand-alone midrise buildings or mid-rise extensions of the towers’ podium will stretch out along the two-major streets.
The community council amended the report before approving it, adding recommendations specifically directing staff to seek fewer units, shorter buildings and an increase in the number of three-bedroom units, to accommodate more families.
In the report approved by the community council, staff say that “[d]evelopment on this site should not create a new context of tall buildings for future development on lands in the vicinity of the site†because the city wants to “ensure the existing character is respected.â€
Calling the height and density of the proposed development “inappropriate,†the report notes that “the site density is significantly higher than densities elsewhere in the community and reflects a density that that is typically assigned to subway-related development elsewhere in North York.†However, the site is less than a kilometre from Lawrence West Station.
Despite the city’s issues with the proposal, Duflaw lawyer Kim Kovar (Aird & Berlis) told NRU that the developer is “cautiously optimistic†that a settlement can be reached before the OMB hearing begins in February.
“We have committed to continue to work with city staff and try to find some common ground between now and the municipal board hearing in February,†Kovar said. She added that the size of the site allows Duflaw to locate the tallest towers far from adjacent low-rise uses, minimizing or eliminating any negative effects.
Currently located on the site, comprising 3083-3101 Dufferin Street and 770 Lawrence Avenue west, are several single-storey retail buildings and a significant amount of surface-parking spaces. Surrounding uses include a parkette, low-rise residential and commercial buildings, three-storey walk-up apartment buildings, townhouses, a mid-rise commercial/ office building, low-rise industrial uses and some mid- and high-rise apartment buildings.
The staff report calls the proposal an “overdevelopment†of the site, stating that if the existing building context were adhered to, the buildings would rise to no more than 12 storeys along Lawrence Avenue west and 16 storeys on Dufferin Street.
“Staff [is] of the opinion the tower heights are excessive, the proposal requires a larger park with better connections and visibility, better transition to adjoining development is required and the building massing requires refinement,†the staff report concludes. “An outcome of these revisions would be a lower overall development density.â€
Kovar noted that Duflaw’s plans envision townhouses built on the northeast portion of the site, closest to the adjacent low-rise, single-family homes and said that such placement of buildings, coupled with the 0.81-hectare park being proposed, would provide adequate transition to neighbouring uses. Additionally, an eight-storey building proposed along Lawrence would be stepped down to six storeys as it meets existing townhouses on the avenue.
Some of the existing zoning restrictions for the site are being reviewed and could be changed in the near future. The zoning by-law restricts any buildings on the site to 45.72 metres, about 15 storeys, because of the site’s proximity to Downsview Airport. However, since such restrictions were first introduced decades ago, air traffic at Downsview has changed and planes no longer approach the airport from all directions. Airplanes no longer circle over the Dufferin and Lawrence area, leading the city and airport operator Bombardier Aerospace to discuss changing the height restrictions.
Staff estimates that development charges for the project could be almost $12 million.
DUFFERIN-LAWRENCE TOWERS - Density dispute
November 20, 2009
City staff has raised concerns about a large development proposed for one of Toronto’s designated priority neighbourhoods. Last week the North York Community Council voted to direct staff to appear before the Ontario Municipal Board to oppose the project, characterized in a staff report as too tall and too dense for the area.
Two years ago Duflaw Realty Ltd. submitted rezoning and plan of subdivision applications to develop a large site on the northeast corner of Dufferin Street and Lawrence Avenue west with low-, mid- and high-rise buildings, with a total of 1,700-residential units and 7,500-sq.m. of commercial space. A park and a new road are also proposed. Three towers, 25-, 26- and 31-storeys, are proposed for the corner of Dufferin and Lawrence, while stand-alone midrise buildings or mid-rise extensions of the towers’ podium will stretch out along the two-major streets.
The community council amended the report before approving it, adding recommendations specifically directing staff to seek fewer units, shorter buildings and an increase in the number of three-bedroom units, to accommodate more families.
In the report approved by the community council, staff say that “[d]evelopment on this site should not create a new context of tall buildings for future development on lands in the vicinity of the site†because the city wants to “ensure the existing character is respected.â€
Calling the height and density of the proposed development “inappropriate,†the report notes that “the site density is significantly higher than densities elsewhere in the community and reflects a density that that is typically assigned to subway-related development elsewhere in North York.†However, the site is less than a kilometre from Lawrence West Station.
Despite the city’s issues with the proposal, Duflaw lawyer Kim Kovar (Aird & Berlis) told NRU that the developer is “cautiously optimistic†that a settlement can be reached before the OMB hearing begins in February.
“We have committed to continue to work with city staff and try to find some common ground between now and the municipal board hearing in February,†Kovar said. She added that the size of the site allows Duflaw to locate the tallest towers far from adjacent low-rise uses, minimizing or eliminating any negative effects.
Currently located on the site, comprising 3083-3101 Dufferin Street and 770 Lawrence Avenue west, are several single-storey retail buildings and a significant amount of surface-parking spaces. Surrounding uses include a parkette, low-rise residential and commercial buildings, three-storey walk-up apartment buildings, townhouses, a mid-rise commercial/ office building, low-rise industrial uses and some mid- and high-rise apartment buildings.
The staff report calls the proposal an “overdevelopment†of the site, stating that if the existing building context were adhered to, the buildings would rise to no more than 12 storeys along Lawrence Avenue west and 16 storeys on Dufferin Street.
“Staff [is] of the opinion the tower heights are excessive, the proposal requires a larger park with better connections and visibility, better transition to adjoining development is required and the building massing requires refinement,†the staff report concludes. “An outcome of these revisions would be a lower overall development density.â€
Kovar noted that Duflaw’s plans envision townhouses built on the northeast portion of the site, closest to the adjacent low-rise, single-family homes and said that such placement of buildings, coupled with the 0.81-hectare park being proposed, would provide adequate transition to neighbouring uses. Additionally, an eight-storey building proposed along Lawrence would be stepped down to six storeys as it meets existing townhouses on the avenue.
Some of the existing zoning restrictions for the site are being reviewed and could be changed in the near future. The zoning by-law restricts any buildings on the site to 45.72 metres, about 15 storeys, because of the site’s proximity to Downsview Airport. However, since such restrictions were first introduced decades ago, air traffic at Downsview has changed and planes no longer approach the airport from all directions. Airplanes no longer circle over the Dufferin and Lawrence area, leading the city and airport operator Bombardier Aerospace to discuss changing the height restrictions.
Staff estimates that development charges for the project could be almost $12 million.
Mike in TO
Senior Member
OMB Pre-Hearing occured on December 1st. The board granted requests by the Toronto Catholic District School Board, Yorkdale Ford Lincoln Sales Ltd. and Villa Charities Inc. for party status. The hearing is scheduled to run from February 23 to March 5, 2010.
waterloowarrior
Senior Member
Inside Toronto
http://www.insidetoronto.com/news/local/article/511319--development-talks-come-down-to-the-wire
LISA QUEEN|Jan 22, 2010 - 3:47 PM| 0
Development talks come down to the wire
City, developer discuss details of land use near Dufferin and Lawrence
Last-ditch negotiations were going on Friday, Jan. 22, between city officials and a developer in a bid to reach a deal before a proposed development lands at the Ontario Municipal Board next month.
"This is the 11th hour here. My staff have spent the entire morning negotiating," Eglinton-Lawrence Councillor Howard Moscoe said Friday afternoon.
A deal must be worked out immediately so it can be approved at the city council meeting Jan. 26 and 27, he said.
Council's approval of a deal is the only way to ward off the OMB hearing scheduled for early February.
Developer Duflaw Realty is proposing mixed-use development at 3083-3101 Dufferin and 770 Lawrence, which includes retail space and 1,700 residential units in a combination of tall apartment buildings, mid-rise buildings and townhouses.
Duflaw also wants to build a road connecting Lawrence to Dane Avenue to the north and set up a two-acre (0.81-hectare) park in the northeast section of the site.
While Moscoe wants to revitalize the area, he and many in the community are opposed to the high density proposed by the developer.
"Lawrence and Dufferin is crying out for development. It is a wasteland of car lots and marginal retail. We want revitalization," he said. "(But) I'm determined the applicants won't get downtown densities for Lawrence and Dufferin."
What happens on the site sets an important precedent for the community as it is revitalized, Moscoe said.
"This is a very important development because it sets a precedent for the northwest part of Toronto for 50 years easily," he said. "This development is significant because it will set a pattern for development for the entire section. If this developer gets these densities, everyone else (other developers) will be entitled to these densities."
Moscoe held another community information meeting about the development the night of Thursday, Jan. 21.
"We had a thorough discussion. Most people, like me, think the developer is asking for too much density" although they support revitalizing the community, Moscoe said.
At a North York community council meeting about the development last November, a lawyer for the developer said his client hopes to reach a compromise with the city.
Leo Longo, a municipal and land use planning lawyer with Aird and Berlis, said his client wants to address concerns of the city and residents and said significant progress had already been made.
"We believe we have produced a plan that is satisfactory to planning and urban design plans," Longo said at the time, calling the development "a landmark site" that sets the stage for future residential development in the area.
But others voiced concerns.
Eglinton-Lawrence MPP Mike Colle said the development will put too much strain on over-burdened social services in the area.
"This is just too much on this site. There is a dearth of public amenities. There is no community centre, there is no youth centre, there is a lack of public space," he said in November. "It is incompatible with the existing social infrastructure, which is basically none."
Like Moscoe, Colle said he welcomes development in the area but said it has to fit in with the existing community.
http://www.insidetoronto.com/news/local/article/511319--development-talks-come-down-to-the-wire
LISA QUEEN|Jan 22, 2010 - 3:47 PM| 0
Development talks come down to the wire
City, developer discuss details of land use near Dufferin and Lawrence
Last-ditch negotiations were going on Friday, Jan. 22, between city officials and a developer in a bid to reach a deal before a proposed development lands at the Ontario Municipal Board next month.
"This is the 11th hour here. My staff have spent the entire morning negotiating," Eglinton-Lawrence Councillor Howard Moscoe said Friday afternoon.
A deal must be worked out immediately so it can be approved at the city council meeting Jan. 26 and 27, he said.
Council's approval of a deal is the only way to ward off the OMB hearing scheduled for early February.
Developer Duflaw Realty is proposing mixed-use development at 3083-3101 Dufferin and 770 Lawrence, which includes retail space and 1,700 residential units in a combination of tall apartment buildings, mid-rise buildings and townhouses.
Duflaw also wants to build a road connecting Lawrence to Dane Avenue to the north and set up a two-acre (0.81-hectare) park in the northeast section of the site.
While Moscoe wants to revitalize the area, he and many in the community are opposed to the high density proposed by the developer.
"Lawrence and Dufferin is crying out for development. It is a wasteland of car lots and marginal retail. We want revitalization," he said. "(But) I'm determined the applicants won't get downtown densities for Lawrence and Dufferin."
What happens on the site sets an important precedent for the community as it is revitalized, Moscoe said.
"This is a very important development because it sets a precedent for the northwest part of Toronto for 50 years easily," he said. "This development is significant because it will set a pattern for development for the entire section. If this developer gets these densities, everyone else (other developers) will be entitled to these densities."
Moscoe held another community information meeting about the development the night of Thursday, Jan. 21.
"We had a thorough discussion. Most people, like me, think the developer is asking for too much density" although they support revitalizing the community, Moscoe said.
At a North York community council meeting about the development last November, a lawyer for the developer said his client hopes to reach a compromise with the city.
Leo Longo, a municipal and land use planning lawyer with Aird and Berlis, said his client wants to address concerns of the city and residents and said significant progress had already been made.
"We believe we have produced a plan that is satisfactory to planning and urban design plans," Longo said at the time, calling the development "a landmark site" that sets the stage for future residential development in the area.
But others voiced concerns.
Eglinton-Lawrence MPP Mike Colle said the development will put too much strain on over-burdened social services in the area.
"This is just too much on this site. There is a dearth of public amenities. There is no community centre, there is no youth centre, there is a lack of public space," he said in November. "It is incompatible with the existing social infrastructure, which is basically none."
Like Moscoe, Colle said he welcomes development in the area but said it has to fit in with the existing community.
Towered
Superstar
I can't believe this NIMBY bullshit - people around there should be overjoyed that a developer wants to revitalize what is an absolutely horrible area. I was at that intersection back in October and I practically found myself gagging from the overwhelming ugliness.
Junction416
New Member
It may not be the prettiest corner in the city but I don't think 1700 units is going to make it much better. I would have to agree with the communities concerns about the size of this development, especially as noted there is a dearth of community services, which makes sense because the site sites between a Lawrence Square and an industrial area (were I worked for a stretch).
investican
Active Member
Any update for this site?
This area is probably one of the most "junky" looking areas in toronto--when you think about it--its pretty well located and the corner could use a facelift.
--off note--
I tried looking through the forums but is there a thread or anybody know about the city going to demolish "The Jungle" which is all the slum public housing on the east and west side of allen road from lawrence to 401?
They are going to replace it with townhomes and lowrise condos. Originally anticipated that demolition is to start come Late 2011. Everything is going to be public market units but they want some "low income--low priced" units to fill in some of the old residents in the neighbourhood. IMHO, this is a very good step forward for the area which "The Jungle" is home to a lot of violence, drugs, crime and when driving through Varna st (inside the jungle) at night, neighbours were stealing eachothers' plastic lawn chairs.
It looks like all the concerns about the community centre and schools will be incorporated into this new re-development.
http://www.theglobeandmail.com/news/national/city-to-announce-massive-overhaul-of-low-income-lawrence-heights/article1480579/
Heres a simple picture of the new design.
http://www.torontohousing.ca/webfm_send/6272
This area is probably one of the most "junky" looking areas in toronto--when you think about it--its pretty well located and the corner could use a facelift.
--off note--
I tried looking through the forums but is there a thread or anybody know about the city going to demolish "The Jungle" which is all the slum public housing on the east and west side of allen road from lawrence to 401?
They are going to replace it with townhomes and lowrise condos. Originally anticipated that demolition is to start come Late 2011. Everything is going to be public market units but they want some "low income--low priced" units to fill in some of the old residents in the neighbourhood. IMHO, this is a very good step forward for the area which "The Jungle" is home to a lot of violence, drugs, crime and when driving through Varna st (inside the jungle) at night, neighbours were stealing eachothers' plastic lawn chairs.
It looks like all the concerns about the community centre and schools will be incorporated into this new re-development.
http://www.theglobeandmail.com/news/national/city-to-announce-massive-overhaul-of-low-income-lawrence-heights/article1480579/
Heres a simple picture of the new design.
http://www.torontohousing.ca/webfm_send/6272
Last edited:
marcus_a_j
Senior Member
Mike in TO
Senior Member
There has been a settlement between the city and the developer that has been signed off on by the OMB. The original proposal included 25s, 26s & a 31s towers, 7,500- sq.m. of commercial space and a number of townhouses. An agreement has been reached to reduce the height and density of the project, while also including a minimum of 6%three or more bedrooms in the project. The total number of residential units has been reduced from 1,700 to 1,500 and the heights of the towers dropped to 15s, 20s and 24s. The floorplates for the towers were also reduced, from 800-to-750-sq.m. Under Sec 37 approximately $3 million can be allocated for a new daycare centre and seniors’ centre, public art or improvements to the existing nearby park - details haven't been finalized.