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It hasn't been a smooth ride in terms of planning for the site of 100 Davenport. Six years ago, in December of 2015, Diamante Development proposed a 39-storey tower to the City of Toronto, designed by renowned Canadian architect Douglas Cardinal in a style that reflected his Aboriginal roots. The tower featured a swooping podium, and what resembled a flower at its crown. Despite its unique – dare we say potentially iconic – design, the proposal was shot down by the City based on previous density transfers. Subsequent appeals were rejected by the OMB (now OLT).
Now, several years later, Diamante is back with a more modest proposal, having submitted a new zoning application for the 0.32 acre site this past October.
The new proposal is designed by Scott Shields Architects. It drops in the total storey count from 39 storeys to just 19, and the overall height from 142.33m to 72.0m. The unit count drops from 53 units to 42, while the parking count drops from 114 spots to 56. The total GFA is now 10,684m², a reduction of approximately 20%, resulting in a net site density of 8.3 times the area of the lot (which is an FSI reduction of approximately 3.0 times the area of the lot). The new proposal includes retail uses at grade, and a podium height of 7 storeys.
The site is situated in Toronto's Yorkville neighbourhood, located just north of the northern terminus of Bay Street where it intersects with Davenport Road. It is the remaining redevelopable property on a larger, irregularly shaped block. Below is the current view north up Bay Street from Scollard Street, a block to the south.
The site is bounded on the east by the Domus condominium – a mid-rise building which was built in 2002 by Diamante. To the south of the site is Blackmore Street, a short cul-de-sac, across which is a 25-storey condominium known as “The Florian”, which was also developed by Diamante. To the north of the site is McAlpine Street, across which is a 4-storey commercial building with a 3-storey street-wall. Across Davenport Road to the west of the site is an older 4-storey apartment building and Jesse Ketchum School.
The site itself is currently occupied by a single-storey commercial building with an irregular footprint, and associated surface parking. A former luxury car dealership, it now functions as a sales centre/presentation gallery, and is accessed from McAlpine Street.
The proposed development, according to the documentation supplied to the City, has been designed to fit into its existing context. Along Davenport Road, the building would provide grade-related retail uses along the entire frontage. Although the podium is 7 storeys, step-backs are introduced at the third storey at the north end of the building to preserve views of the Barton Myers-designed clock tower across McAlpine Street to the north. Step-backs are also found at the 6th storey at the south end of the building.
The residential lobby would be accessed from McAlpine Street. Along the east property line at the rear, a single-storey element would provide a privacy and noise barrier between the new development and the Domus condominium. Further step-backs address the separation distance between the proposal and Domus.
Of the 42 residential units proposed, the mix is 1 one-bedroom, 13 two-bedrooms (31%), and 28 three-bedrooms (67%).
A total of 98m² of indoor amenity space and 97m² of outdoor amenity space are proposed, the indoor space located in the southeast corner of Floor 2, with an adjoining outdoor terrace. A guest suite is also proposed on Floor 2. In addition, each unit would have access to a private balcony or terrace.
Underground parking is proposed to be accessed off McAlpine Street, while loading would be accessed off Blackmore Street, adjacent to the underground parking ramp for Domus. There would be four levels of underground parking with 56 spaces; 49 for residents, 3 residential visitor spaces, and 4 spaces reserved for commercial use.
A total of 75 bicycle parking spaces are also proposed, which includes 65 resident spaces (at the centre of each underground level) and 10 visitor spaces at grade. The P1 level would also include a bike repair station.
Three subway stations are located within walking distance of the site: Bloor/Yonge (530 metres), Rosedale (500 metres) and Bay (415 metres), on both lines 1 and 2. The site is also served the 19 Bay Street bus route.
You can learn more from our Database file for the project, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread, or leave a comment in the space provided on this page.
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| Related Companies: | Bousfields, Ferris + Associates Inc., Gradient Wind Engineers & Scientists, Scott Shields Architects |
