[allengeorge]

But a major error in the project description (he says 4-storey walk up when its clearly Six Storey with an elevator)....yikes.

I think this was fixed: “this missing middle prototype will have a six-storey, 28-unit apartment building, together with two standalone stacked townhouse blocks for a total of 34 homes.”

I was actually shocked to find out that multi-unit buildings were required to have interior amenity space; my personal opinion is that such amenity space can often rob vitality from the surrounding community.

 

[AlbertC]

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Beaches-East York Missing Middle Pilot Project (72 Amroth Avenue) - Community Consultation Meeting​

Monday, July 8, 2024 6:30 PM - 8:00 PM
(UTC-04:00) Eastern Time (US & Canada)

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Host​

Sean Guenther

 

[HousingNowTO]

SLIDES from tonight's WebEx meeting -

LOCATION

 

[HousingNowTO]

Continued...

 

[Paclo]

Updated renderings via the resubmitted arch. plans:

Potential future adjacent developments in the block context plan:

 

[Northern Light]

Two sets of notes here..........

This project is on the agenda of next week's Planning and Housing Ctte, in the form of a Decision Report - Approval Recommended:

https://www.toronto.ca/legdocs/mmis/2024/ph/bgrd/backgroundfile-249609.pdf

Keep in mind here that this proposal is zoning only at this stage, and without an actual proponent. CreateTO will now go do a completely unnecessary business case, and then put the site out to market.

This is in line w/the entire process here to take a simple and straight forward idea that could be implemented quickly and achieve modest, but real, incremental change and drag it out for as many years as possible.

***

Also, @Paclo will wish to note that a new set plans were uploaded in September '24.

They appear, at first blush, broadly in line w/those seen in July. I will leave it to Paclo to parse the fine details.

 

[Northern Light]

This one is now set to go to Market Offering.

As per this report on the agenda of next week's meeting of CreateTO:

https://www.toronto.ca/legdocs/mmis/2025/ra/bgrd/backgroundfile-257328.pdf

* have to say, the amount of work put into this for a goal of ....ahem, checks notes.... a minimum of 10% affordable rental......

Really? How about we assume the City doesn't need to make money here, only not lose it. If WT can manage a minimum of 20%+ affordable.... there's no reason we shouldn't be getting that here.

 

[HousingNowTO]

This one is now set to go to Market Offering.

As per this report on the agenda of next week's meeting of CreateTO:

https://www.toronto.ca/legdocs/mmis/2025/ra/bgrd/backgroundfile-257328.pdf

* have to say, the amount of work put into this for a goal of ....ahem, checks notes.... a minimum of 10% affordable rental......

Really? How about we assume the City doesn't need to make money here, only not lose it. If WT can manage a minimum of 20%+ affordable.... there's no reason we shouldn't be getting that here.

In defense of CreateTO, this site and project is soooo small (34 units total) - and constrained that making any "affordable rental" units that conform to the City's latest definitions is very challenging.

Our students don't even look at a small-site project in Toronto with less than 90 total units at this point in the new construction market -- as there's not enough revenue from the market-rental side to spread the risk.

What the City is trying to do on AMROTH is prove "mid-density in-fill adjacent to low-rise homes".

If the goals were focused on AFFORDABLE HOUSING generation, then CreateTO would have treated this site more like the Green-P parking-lot at DUNDAS and OSSINGTON -

1113-1125 Dundas Street West | UrbanToronto

1113-1125 Dundas Street West, Toronto by 1, Brook McIlroy

urbantoronto.ca

 

[ADRM]

In defense of CreateTO, this site and project is soooo small (34 units total) - and constrained that making any "affordable rental" units that conform to the City's latest definitions is very challenging.

Our students don't even look at a small-site project in Toronto with less than 90 total units at this point in the new construction market -- as there's not enough revenue from the market-rental side to spread the risk.

View attachment 666025

What the City is trying to do on AMROTH is prove "mid-density in-fill adjacent to low-rise homes".

If the goals were focused on AFFORDABLE HOUSING generation, then CreateTO would have treated this site more like the Green-P parking-lot at DUNDAS and OSSINGTON -

1113-1125 Dundas Street West | UrbanToronto

1113-1125 Dundas Street West, Toronto by 1, Brook McIlroy

urbantoronto.ca

Pretty much exactly this; we've underwritten many sites just like this one that don't pencil with *any* affordable housing.

Forgive DCs, parkland levies, CBCs, and permit fees? Then you're getting close, but again, it's difficult to overstate just how seized-up the market is right now.

The other factor that is often overlooked is that the notion of accepting lower returns isn't really within the City's purview; it's CMHC that ultimately finances almost all rental product in the city, and their underwriters conduct effectively the same due diligence that underwriters at a Schedule I bank do. Now, neither the City nor the Feds have to-date undertaken the concept of providing the equity portion of the capital stack in housing projects, but that would be one way for either or both entity to literally put their money where their mouths are...

 

[HousingNowTO]

Now, neither the City nor the Feds have to-date undertaken the concept of providing the equity portion of the capital stack in housing projects, but that would be one way for either or both entity to literally put their money where their mouths are...

At PHC on Tuesday morning - “Capital Funding Stream: A recommendation that City Council approve approximately $85.7 million in grant funding for 14 eligible projects identified through the 2025 Capital Funding Call for Applications.”

At least ONE (1) level of government understands that they need to Buy-Down the construction-costs on each below-market apartment unit.

PH23.5 - From Concept to Construction: Creating More Homes Across the Housing Continuum​

Agenda Item History 2025.PH23.5

Agenda Item History 2025.PH23.5

secure.toronto.ca