[Northern Light]

I get the small number of units makes a second elevator largely unnecessary, but you need redundancy. To expect folks to slug up 8 flights when the one goes out of order shouldn't be permissible at a code level

I noticed that as well.

(though unfortunately it is).

The code is bizarre.

I mean the emergency power requirements in the code say:

So power for at least 2 elevators is required.

Also, how do you meet the requirement of having an elevator for firefighter use if only one elevator is provided, when said elevator could be down for maintenance.

 

[flonicky]

After CampusOne, I get hives whenever I'm exposed to misaligned windows. For me, it's a solution that's employed when there doesn't seem to be any other option to be "creative". It's ok when it's done with some flair like the Drake Hotel extension, but generally it feels bad. It feels bad because it's ugly. The student residence at Spadina & Sussex is ruined by its misaligned windows.

My main issue is that the front portion ignores the street context. On this strip you have a stretch of a full kilometre of lively, nearly unbroken retail streetwall. For me, that's a valuable feature that should be nurtured. This proposal throws a huge, blank block in the middle of it, breaking up the flow. It sucks the energy out of the location (and the neighbouring building already does that plenty). Every time you fracture a streetwall, it negatively affects foot traffic and can't be repaired.

Maybe the solution is some sort of different model of maker space(s) using the entire street-fronting portion that opens to the street and engages with the sidewalk instead of turning its back on it.

 

[Towered]

NEEDS RETAIL

 

[Paclo]

Axos of the new design:

 

[christiesplits]

Ok, the more I look at it the more the window alignment is driving me crazy.

 

[dgto]

This will be a fantastic project. However, one can't help but think that this site, located 6 minutes walk from Main Street TTC and Danforth GO stations, should be getting at least a 30+ storey point tower and that no heritage retention should be required for the non-descript and dilapidated "heritage" building. The proposed built form should be absolutely standard for any major street across the City, but the city should be allowing much higher densities on sites like these with access to GO and subway lines.

 

[Northern Light]

This will be a fantastic project. However, one can't help but think that this site, located 6 minutes walk from Main Street TTC and Danforth GO stations, should be getting at least a 30+ storey point tower and that no heritage retention should be required for the non-descript and dilapidated "heritage" building. The proposed built form should be absolutely standard for any major street across the City, but the city should be allowing much higher densities on sites like these with access to GO and subway lines.

Agreed on the 'heritage'.

On density, I would argue what's already approved (generally, in the area) is excessive and what's in the pipeline moreso.

I'm no nimby and not height adverse...........but the immediate area is subject to proposals for more than a dozen towers some as high as 70s.......

The area schools are way over capacity, the traffic (including impacts on buses/streetscars) very bad......)........ and the proposals stand to remove the only community recreation centre serving the area and movie to the other side of the tracks..

So I don't think I can advocate for massive density here. though I noted I would have no problem with some additional height.

 

[Technical Difficulties]

I wasn't aware that the community recreation centre was proposed to move to the other side of the tracks. If so, that's criminal. The area on the south side of the tracks is well served and certainly in a different economic class than on the north side. If anything priority should be given to make sure this stays on the North side of the tracks, given the planned density in the area, and for lack of a better term equalization. It's banana's to me to think that is being considered.

As for the proposal at 2720 - I've mentioned before, the retail does need to get figured out along Danforth. The dead zone it would create would be a real problem especially given how Dixon Hall to the west interacts with the street. I don't love the maker space stuff, but whatever. That's me. With some minor tweaks, this could be quite a nice addition and a little pick me up to the area.

 

[Northern Light]

I wasn't aware that the community recreation centre was proposed to move to the other side of the tracks. If so, that's criminal. The area on the south side of the tracks is well served and certainly in a different economic class than on the north side. If anything priority should be given to make sure this stays on the North side of the tracks, given the planned density in the area, and for lack of a better term equalization. It's banana's to me to think that is being considered.

Agreed.

The City hasn't made anything official, that I'm aware of, but I understand they are contemplating building a new Rec. Centre on the site of Ted Reeve Arena and/or the adjacent parking lot.

As for the proposal at 2720 - I've mentioned before, the retail does need to get figured out along Danforth. The dead zone it would create would be a real problem especially given how Dixon Hall to the west interacts with the street. I don't love the maker space stuff, but whatever. That's me. With some minor tweaks, this could be quite a nice addition and a little pick me up to the area.

Also agreed.

 

[AlbertC]

Commentary from Keesmaat:

Collecdev-Markee Launches Missing Middle Portfolio With Project On Danforth

2720 Danforth marks the first in Collecdev-Markee's Missing Middle Portfolio — a collection of five purpose-built rentals ranging from six to eight storeys and prioritizing progressive design and planning.

storeys.com

 

[Northern Light]

Decision Report - Approval Recommended to the next meeting of TEYCC:

https://www.toronto.ca/legdocs/mmis/2025/te/bgrd/backgroundfile-256681.pdf

 

[Paclo]

Approved at council with a holding provision relating to an updated Functional Servicing
Report to determine stormwater runoff, sanitary flow & water supply demand from the proposed development

 

[AlbertC]

Demolition and 'contemporary reconstruction' of Little York Hotel site on Danforth Avenue approved by city – Beach Metro Community News

The 2720-2734 Danforth Ave. site as it now looks. Located on the north side west of Dawes Road, the building with the sloped roof is the site of the

beachmetro.com

Toronto Council will be considering an application under the Ontario Heritage Act to permit the demolition of a heritage building at 2732 and 2736 Danforth Ave. on the north side of Danforth Avenue between Dawes Road and Main Street.

Recently, in a city hall public meeting on July 8, the site had been the subject of a development proposal, which would have seen the two-storey heritage building (formerly the Little York Hotel) reconstructed alongside a four-storey and eight-storey building.

The residential buildings will be organized around a central courtyard, with a total of 64 rental units and no vehicular parking.

Initially, the structural design would have seen the existing heritage building reconstructed and connected to an adjoining four-storey building, to be used as the residential lobby entrance, with a street-facing amenity space at grade. However, the building site was approved for demolition and a “contemporary reconstruction” at Toronto Council’s July meeting.

During the July 23/24 meeting, a motion was carried to “Request the Senior Manager, Heritage Planning, Urban Design, City Planning to continue to work with the applicant’s heritage consultant on the development of a commemoration plan that explores the opportunity to reintroduce lost elements such as early chimneys, verandahs and storefronts within the contemporary reconstruction of the Little York Hotel.”

As part of the demolition, the city will require developer ERA Architects Inc. to provide a commemoration strategy, which will include (but not be limited to) preliminary plans for a contemporary reconstruction of the Little York Hotel and a publicly accessible interpretive display that “conveys the rich history of Danforth Avenue,” and preserves the history of the Little York Hotel and its construction.

Dating back to the mid-19th century, the building served as a “Rare surviving example of a pre-Confederation era building in the city and a unique remnant of the hotel/inn typology located near the historic intersection of Danforth and Dawes Road. The design, style and materiality exhibited at the upper-storey level of the original building typifies Georgian architecture while remnant structural members associated with construction methods that pre-date the mass production of machined lumber are still present in the basement,” said a 2022 city report on a heritage designation for the building.

“The adjacent two-storey main street commercial row building dating to c.1886 and located at 2734 Danforth Avenue is likewise representative of the mid- to late-19th century local streetscape, with brick-clad wood-frame construction and Victorian-era decorative wooden detailing,” said the report.

Those who wish to appeal the city’s decision to approve demolition at the site can do so by requesting a hearing at the Ontario Land Tribunal, which can be contacted by email at RegistrarCCO@toronto.ca.

For additional information of the decision of council of the City of Toronto on the matter, head to https://secure.toronto HYPERLINK “https://secure.toronto.ca/council/agenda-item.do?item=2025.CC32.26”.ca/council/agenda-item.do?item HYPERLINK “https://secure.toronto.ca/council/agenda-item.do?item=2025.CC32.26″=2025.CC32.26.