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Toronto's Committee of Adjustment has approved a Minor Variance application regarding a residential tower project by Broccolini immediately east of Regent Park. Dubbed The RIV, the approval bumps the proposed building up from 34 to 37 storeys. The approval comes with conditions in the form of community benefits, which developers provide in return for the increase in more sellable or rentable space that they can build.
Situated at the northeast corner of River Street and Labatt Avenue, the site spans approximately 1,556m². An assembly of 83 through 97 River Street and 2 and 4 Labatt Avenue, the site houses low-rise residential units and Broccolini's presentation gallery. This mixed industrial-residential zone is undergoing revitalization, including taller mixed-use buildings. The broader Regent Park Social Development Plan is a 69-acre initiative focused on a mix of rent-geared-to-income units, affordable rentals, and market-rate condominiums.
Official Plan Amendment and Zoning By-law Amendment applications were initially filed in May, 2017 for a 38-storey residential tower designed by Arcadis. A Site Plan Approval application followed in May, 2020, followed by resubmissions leading to a 34-storey proposal in January, 2023. This Minor Variance application, submitted in April, 2024 was approved this month, with cash contribution conditions.
Broccolini is required to make a financial contribution of $315,300 to the City, which will be used in Ward 13 for such things as including affordable housing, local parkland enhancements, and/or public realm improvements. Should The RIV's mechanical penthouse be adapted for residential use, an additional $66,450 would be required under similar terms. If not used by the City within three years for the designated purposes, the contributions may be redirected at the discretion of the Chief Planner, provided they still benefit the local community.
This approval bumps the design’s height from 113m to 127.81m, increasing the total proposed units from 388 to 427, which includes 7 rental replacement units. The residential Gross Floor Area (GFA) would be 25,802m², with 300m² of at-grade retail fronting River Street as part of the 5-storey podium, for a Floor Space Index (FSI) of 15.79. The design also incorporates a POPS (Privately-Owned Publicly-accessible Space) of 126m² along Labatt Avenue.
Amenities entail 1,137m² indoors and 582m² outdoors, primarily located on the second and sixth floors. Three residential elevators are planned, along with a fourth operating from the garage levels to the ground floor, resulting in approximately one elevator for every 142 units. This indicates significantly longer than preferable wait times for residents.
Provisions for parking include 98 resident, six visitor, and two car share parking spaces across five levels of underground garage. The approval increases the proposed bicycle from 390 to 429, including 385 long-term and 44 short-term spots.
The site is serviced by multiple streetcar routes within a five-minute walk, including Dundas and Queen Street East. The upcoming Ontario Line 3 will include the future Corktown station located an 18-minute walk away. For cyclists, bike paths connect to the Lower Don Trail multi-use trail.
Initially brought to market as a condo, Broccolini is reportedly considering pivoting to rental tenure for The RIV's suites. The area includes a combination of rental and condo developments underway at various stages. To the north, 111 River Street is proposed at 34 storeys, while to the south, 7 Labatt Avenue calls for 38 storeys. Closer to Queen Street, proposals include the 16-storey The Queen and 18-storey 28 River Street. East of the Don River, 33 Davies Avenue is planned for 15 storeys, while further north, Oak Heights is proposed at 32 storeys. The Regent Park revitalization is underway with the 15-storey Block 16 North in the process of opening, while the remaining Phases 4 and 5 propose 23 towers, with the tallest three ranging between 35 to 39 storeys.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, 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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