I like the general massing and the healthy amount of red brick but I don't appreciate how much variety there is in the building's appearance in terms of volumes, angles and cladding. It's just a bit busy and incoherent; it needs a unifying element to appealingly tie all the bits together.
 
Some changes (the massing has not changed dramatically):

Screenshot 2025-08-08 183505.pngScreenshot 2025-08-08 183740.pngScreenshot 2025-08-08 183953.png
 
What @MessiGoat meant to do was post this link:

www.toronto.ca

Application Details

www.toronto.ca www.toronto.ca

And here we see the result of those meetings I was reporting on above.

1754709070382.png


The principle purpose, to no one's great surprise is nixing the office component.

There aren't any renders as such...........but there are these:

1754709217769.png

1754709242673.png

1754709305918.png

1754709336664.png


*****

This paragraph will be broken out and highlighted for @HousingNowTO

Through discussions with City Staff, the applicant has agreed to provide additional affordable
housing as part of the revised development program. The approved development includes 28
affordable units, required under the registered Section 37 Agreement. An additional 938.3 sqm of
gross leasable area, equating to 16-18 new affordable units are proposed to accompany the
increase in residential gross floor area. The additional affordable area is equal to roughly 16% of
the gross leasable area of the current non-residential use requirement in the site-specific by-law.
The actual unit count and mix will be subject to further design for Site Plan Approval, but the owner
has agreed to favour 2-bed and 3-bed units in the unit mix. The units derived from this GLA are
proposed to be affordable for 40 years and will use the OPA 558 definition of affordable rents. The
additional affordable GLA will be secured through a future Section 45 Agreement, to be refined
with City Staff through the Site Plan Approval application.

For @Paclo we're at 67s now...

1754709460622.png
 
Is it just me? It seems like what's being offered is underwhelming.

Just 16% of the now nixed office portion, is being offered for affordable housing for 40 years. So the rest is just pawned off for standard units without bringing nothing else into the fold?

There has to be a way to get something more out of this (ie: community benefit).
 
Amare said:
Is it just me? It seems like what's being offered is underwhelming.

Just 16% of the now nixed office portion, is being offered for affordable housing for 40 years. So the rest is just pawned off for standard units without bringing nothing else into the fold?

There has to be a way to get something more out of this (ie: community benefit).
Click to expand...
The most recent example has been "20% of Office-GFA delivered as affordable housing" in these Office Reduction projects.

That said, the "Community Benefit" appears to have been leveraged into favouring 2 and 3-Bedroom larger units, and the LOWER rents that are now required for "Affordable Rental" under the income-based definitions via OPA-558

City_of_Toronto_Affordable_Rents_2025.png

This also appears to apply to ALL of the "Affordable Rental" units, including those that were approved at the HIGHER rental-rates under the old Section-37 deal.

If there is any place to "squeeze" a little more our of this Office-Reduction agreement, it would be in extending the period of affordability to 50 or 60 years.
 
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