It has been a few months since we last provided an update on the construction of Concert Properties' 88 Scott, a 58-storey, Page + Steele / IBI Group Architects-designed condominium development currently rising at the transition from Toronto's Financial District to the historic St. Lawrence neighbourhood. We took our last in-depth look at the project back in December, when the tower had reached a height of 12 storeys above the intersection of Wellington and Scott Streets.

88 Scott viewed from the west on Wellington, image by UT Forum contributor Razz

In the time since our last update, the tower has risen another ten storeys, while exterior details are now making an impact on both the rebuilt historic podium and the modern tower floors above. The 5-storey podium will feature a reinstallation of the 1951-built Royal and Sun Alliance building's facade. It occupied the site up until 2013, and its limestone and granite cladding began to reappear again in late-February, very true to the original building's appearance prior to demolition, but in better condition now.

Stone at the base of 88 Scott, image by UT Forum contributor Ryan_T

The podium levels will contain 68,000 square feet of office and retail space, to be known by its address at 20 Wellington Street East. The west end of the podium's Wellington Street frontage is currently being clad in a curtain wall glazing system, which will act as a modern counterbalance to the heritage podium elements to the east.

20 Wellington Street East glazing installation, image by UT Forum contributor Razz

While the remainder of the podium is now seeing the installation of windows and insulation, exterior details are also coming together for the development's residential component. Much of the podium's north end has been finished in a combination of precast concrete and dark-tinted punched windows framed in dark mullions.

Precast and windows on 88 Scott, image by UT Forum contributor kris

Window wall will be installed up the full height of the tower, with vertical piers of precast concrete are now visible stretching up to the tenth level, soon to be followed by the glazing.

88 Scott, image by UT Forum contributor ChesterCopperpot

When complete in 2017, the development will add 525 new condominium units to the area east of the Financial District.

Rendering of 88 Scott Street, image courtesy of Concert Properties

We will return with additional updates as construction continues for the new development. In the meanwhile, additional information and renderings can be found in our dataBase file for the project, linked below. Want to get involved in the discussion? Check out the project's associated Forum threads, or leave a comment using the space provided at the bottom of this page.

As one of the most popular new buildings among UrbanToronto's readers in recent years, Plaza's Ivory on Adelaide—voted one of 2014's best projects in our year-end poll—has brought a new urban presence to the revitalizing stretch of Adelaide just east of Sherbourne. 

Looking north at Ivory on Adelaide, image by Marcus Mitanis

When we last toured the Hariri Pontarini-designed building in December, we took in the completed, polished public spaces and amenity offerings of a building that opened to its first residents in late 2014. Now, we take a closer look at the luxurious suite interiors on offer at Ivory's luxurious penthouse suites. 

The PH14 terrace, looking south, image by Jack Landau

On stepping foot in PH 14, the impressive outdoor terrace spanning the length of the living/dining area immediately draws the eye. Past the modern Bryon Patton and Associates-appointed interiors, the spacious east-facing terrace offers panoramic views in three directions, with Lake Ontario visible to the south. 

The kitchen island and living room, image by Jack Landau

Inside, the two-bedroom suite has been outfitted with unintrusive decor, showcasing the possibilities of the space. The centrally placed kitchen features modern, stainless-steel appliances, including an in-built microwave above the stove.

A closer look at the kitchen appliances, image by Jack Landau

A large kitchen island provides a space for casual meals and entertaining, with more formal dining space also adjoining the kitchen. 

The dining space looks out onto the east-facing terrace, image by Jack Landau

The two bedrooms are characterized by expansive floor-to-ceiling windows, which create an open ambiance in both spaces. Both bedrooms also feature spacious closets, with a large walk-in storage space and—in the master bedroom—an ensuite bathroom. 

The master bedroom, image by Jack Landau

Facing north, both bedrooms offer an unobstructed panorama of the growing city, with the cluster of towers near Yonge and Bloor a particular focal point.

Looking north, image by Jack Landau

Additional information on Ivory can be found in our dataBase file, linked below with links to previous stories also found near the bottom go the page. Want to get involved in the discussion? Check out the associated Forum threads, or leave a comment in the space provided at the bottom of this page.

As construction continues on the Crosstown LRT, many of the communities along the transit line are seeing new investment from developers seeking to capitalize on the major improvement coming from Mid-Toronto public transportation times. At the western end of the affluent Leaside neighbourhood, developer The Brown Group of Companies is proposing a new mid-rise condominium project at the intersection of Bayview and Hillsdale Avenues.

Rendering of Bayview & Hillsdale, image courtesy of The Brown Group of Companies

A rezoning application for the site was originally submitted to the city back in December of 2014, but just recently we've gotten a look at the rendering for the eight-storey development. Designed by Kohn Partnership Architects Inc., the building would reach a height of approximately 95 feet with the mechanical penthouse factored in.

The proposal includes retail space at ground level, some of it with a mezzanine level, with entrances fronting onto Bayview Avenue. The retail units would offer generous ceiling heights of 5.75 metres, with a suggested café benefiting from patio space at the corner.

Rendering of Bayview & Hillsdale, image courtesy of The Brown Group of Companies

172 residential suites would occupy floors two through nine, divided into a mix of 23 bachelor units, 71 one-bedroom units and 78 two-bedroom units. Among this number will be 35 replacement rental units for buildings currently on the site. Residential units will be accessed from an entrance at the southwest end of the building on Hillsdale Avenue.

Rendering of Bayview & Hillsdale, image courtesy of The Brown Group of Companies

One existing single detached home on each of Hillsdale and Soudan Avenues forms the west frontage of the site, each house serving as a buffer between the rest of the established neighbourhood to the west and this new mid-rise form along Bayview, while the building itself has been designed using terraces to minimize the impact of the building's bulk. The building will be set back between 1.72 and 2.13 metres from the Bayview Avenue frontage, while stepping back in blocks on levels four through nine. The building's main facade will be articulated using a variety of materials to help create an animated streetscape for the development site.

Rendering of Bayview & Hillsdale's Hillsdale Ave. frontage, image courtesy of The Brown Group of Companies

Residents of the development would have access to a combined 688 square metres of amenity space, split evenly between the indoors and outdoors. The indoor amenity spaces would consist of 272 square metres occupying the southwest portion of the second level and an additional 72 square metres in a ground floor lounge space. The 344 square metres of outdoor space is also planned for the second floor, located directly above the driveway that will provide access to the development's three-level, 245-parking-space underground garage.

East elevation diagram for Bayview & Hillsdale, image courtesy of The Brown Group of Companies

We will keep an eye out for additional information as new details continue to emerge about this proposal. In the meantime, you can find additional renderings and project facts by visiting our dataBase file, linked below. Want to get involved in the discussion? Check out the associated Forum threads, or leave a comment using the space provided at the bottom of this page.

A March 2nd public consultation introduced a revised plan for Great Eagle Holdings' transformative redevelopment of Toronto's Eaton Chelsea Hotel at 33 Gerrard West. In October, our last update of the architectsAlliance-designed complex introduced a development that would replace the existing hotel with a six-storey office building and four residential towers, rising to 46, 50, 74, and 80 storeys. Now, a proposed reconfiguration of the site's density reduces the number of towers to three, with the development maintaining a similar GFA by increasing tower heights to 50, 75, and 86 storeys.

The development is still in its very early stages, however, with the revised proposal has yet to be resubmitted to the City. While the plans should be considered highly preliminary, the project's first public consultation provided an important indication of how the development is taking shape, with a particular focus on the ground-level, public realm treatment.

Looking north along the new public park, image courtesy of Great Eagle Holdings

Vertically redistributing density on the site—while reducing the size of podiums—opens up a public space at ground level, with a POPS and public park now planned between the towers. As in the earlier plan, replacing the monolithic hotel with the slender point towers would open the block to pedestrian connections. Walton Street, which was cut off to facilitate the T-shaped hotel's graceless south volume, would be restored as a pedestrian-oriented 'woonerf' street. Meanwhile, a new north-south laneway would provide a pedestrian connection between Elm Street and Barbara Ann Scott park. 

The current building, the original plan, and the revised plan (l-r), photo of image by architectsAlliance

Under the revised plan, however, the north-south laneway has been expanded to create a public park mid-block, with the greenspace continuing as a Privately Owned Public Space (POPS) fronting Gerrard north of the Walton Street woonerf. The thin 6-storey office building fronting the park remains unchanged (bottom left, below), with aA's Peter Clewes describing the facility as a flexibly configured office-sharing hub that caters to millennial entrepreneurs. As seen below, most of the project's ground-level would be fronted by retail.

An overview of the new public realm, photo of image by architectsAlliance

Above, the massing of the towers has evolved significantly from the last design. Whereas the tallest 80-storey tower was initially planned on the northeast corner of the site, fronting Gerrard, the height of this building has been reduced to 75 storeys. To the west, a 50 storey tower (featuring a 300-room boutique hotel at the lower levels) is now planned. At 86 storeys, the project's tallest building is now set to rise south of Walton Street, consolidating the two shorter initially proposed.

Despite the substantial reconfiguration, the number residential units remains largely consistent with earlier plans, with approximately 1,900 suites slated for the development (the initial plan included 1,897 units). As Clewes explained, the changes were driven by the City's desire "for an on-site parkland dedication," as opposed to "the in-lieu funds first proposed." Given the size of the site, the City pushed for an on-site dedication during early negotiations, expanding the supply of public space Downtown. Landscaping will be overseen by NAK Design Strategies.

Since the plans are still preliminary, the new renderings exist predominantly for massing purposes, and do not necessarily give an indication of the design aesthetic. "There's very little architecture here," Clewes told us, explaining that the project's architectural expression—in both the towers and the public realm— would begin to take more concrete shape once an appropriate massing model is negotiated with the City.

Walton Street reconnected through the site, functioning as a woonerf, looking west. Image courtesy of Great Eagle Holdings

Following the architect's presentation, members of the community provided commentary on the project. By and large, the revised scheme was preferred to the original proposal, with the increase of public space a particularly positive talking point. However, numerous residents raised concerns about the degree of new density, with numerous complaints referencing a feared "Manhattanization" of Toronto. 

Questions about affordability were also raised, with a number of attendants expressing concerns about the affordability of the units, and the number of family-friendly three bedroom suites planned. The inclusion of affordable housing units and three-bedroom suites has also been identified as a priority in the City's December Staff Report, with fuller details regarding these issues expected as the development continues to take shape. As initially proposed, the project included 235 bachelor, 954 one bedroom, 590 two bedroom, and 118 three-bedroom units (representing 6% of total suites). 

Overall, the meeting was not as heated as consultations regarding large-scale development can often be in Toronto. With a relative lack of affected residential neighbourhoods nearby, the project was not met with particularly impassioned opposition. Nonetheless, concerns about the scale and social impact of the development were voiced by many. Many residents also expressed a desire to see the project connect to the PATH system, though concrete plans for below-ground spaces have not been voiced as of yet. 

Looking across the central park, image courtesy of Great Eagle Holdings

An evening storm dumped plenty of snow on Toronto this past Tuesday, causing mayhem on the roads and sidewalks. In today's Photo of the Day, submitted to the UrbanToronto Flickr Pool by ashtontekno, we are shown a view overlooking the Yonge and Dundas intersection as seen from 10 Dundas East during the storm. The intersection's ample illumination highlights the poor visibility caused by falling snow.

Wintery conditions at Yonge and Dundas, image by ashtontekno via Flickr

Want to see your work featured as Photo of the Day? Head over to the City Photos & Videos section of the Forum, or submit your images to the new and improved UrbanToronto Flickr Pool for your chance to be featured on our Front Page!

Toronto Bike Share looking to expand beyond city limits; GO Transit to Take Over UP Express; Subways we already have are doomed by built-in flaws; and more news

Toronto Bike Share looking to expand beyond city limits (Metro News)

Subways we already have are doomed by built-in flaws: James (Toronto Star)

Mississauga council directs Uber to stand down (Metro News)

Toronto reaches tentative labour deal with inside-workers union (Globe and Mail)

Metrolinx undergoing reorganization, as UPX takes a new track (Toronto Star)

GO Transit to Take Over UP Express (Steve Munro)

More world news from our sister site SkyriseCities.com:

Journal Squared Adding Three Peaks to Jersey City Skyline (Jersey City)

Vincom Landmark 81 to Become Vietnam's Tallest Tower (Ho Chi Minh City)

Cladding Installation Begins on Supertall China Zun Tower (Beijing)

This week's Throwback Thursday takes us to the intersection of Queen and Yonge in the year 2000, where an urban intensification project was adding a 19-storey office tower atop a heritage 1912 bank building on the intersection's northeast corner. In the north-facing photo below, new construction can be seen rising from the bank's roof for the WZMH Architects-designed 2 Queen Street East.

Site of 2 Queen East seen in 2000, image by Edward Skira

Fast forward to 2016, and the office tower with lead tenant Manulife Financial, has long since been completed. Clad in metal and glass, the tower features aluminum-clad columns that emphasize the structure's verticality, while a curving sculptural roof has become a recognizable feature on the Financial District skyline. The 2016 view below also shows the crane from the HNR Dundas Square rental tower, two blocks to the north.

Completed 2 Queen East, March 2016, image by Jack Landau

A wider view helps to put the full tower in perspective. This same view will soon be further altered by the 60-storey Massey Tower, which will rise to the north on Yonge Street.

Completed 2 Queen East, March 2016, image by Jack Landau

We will return next week with another look at the changing face of Toronto!

Last month's official launch marked a major step forward in the marketing of Adi Development Group's Nautique Lakefront Residences, a 26-storey tower by architects RAW Design coming to Burlington's waterfront. The development is offering 170 residential units ranging in size from 452 ft² to 1,859 ft², residents of which will enjoy a selection of amenity spaces appointed by interior designers Cecconi Simone.

Rendering of Nautique Lakefront Residences, image courtesy of Adi Development Group

The development's amenity offerings will be concentrated on the 6th and 18th floors of the tower. The 6th floor is located atop the building's podium, so it takes advantage of the terrace space there, offering residents an outdoor dining area, fire pit with lounge, and a swimming pool with a whirlpool, while inside they will find a fireplace lounge, and a fitness centre. Crossing the divide between interior and exterior spaces whenever the weather suits are an indoor/outdoor bar and party area, and an indoor/outdoor yoga studio.

6th floor amenity plan for Nautique, image courtesy of Adi Development Group

Renderings of the individual amenity spaces at Nautique depict naturally lit spaces wrapped in floor-to-ceiling glazing, maximizing the visual connection with the natural appeal of the project's waterfront location. A rendering of the development's 6th floor fitness centre, pictured below, highlights the space's clean design that foregoes design flourishes in favour of framed lake views.

Rendering of Nautique's fitness centre, image courtesy of Adi Development Group

The 6th floor's outdoor amenity spaces carry on the natural theme of the development, with ample planters adding greenery. Once again, Lake Ontario is quite prominent in the rendering of this outdoor space.

Rendering of Nautique's 6th floor outdoor amenity deck, image courtesy of Adi Development Group

An 18th floor amenity area will provide residents with more spaces to enjoy panoramic views at this end of Lake Ontario where both the blue of the water sparkles and the Niagara Escarpment wraps around it, creating dramatic landscapes on the horizon. This level will offer a dining room, library and show kitchen to one side, a relaxing fireplace lounge to the other, and a sheltered outdoor fire pit and observation deck in between them.

18th floor amenity plan for Nautique, image courtesy of Adi Development Group

High-floor amenity spaces have been offered in select buildings in the GTA condominium market recently. Giving all residents of a condominium tower access to the gorgeous views that otherwise would only be enjoyed by high-floor residents is a democratizing feature that builds community, and adds to 'neighbourhood pride' in the building.

Rendering of Nautique showing surrounding Burlington waterfront, image courtesy of Adi Development Group

Additional information and renderings of other amenity spaces within the development can be found in our dataBase file for Nautique, linked below. Want to get involved in the discussion? Check out the associated Forum threads, or leave a comment using the space provided at the bottom of this page. 

Designed by Toronto-based Studio JCI, Hill and Dale Residences is set to add new vibrancy—and flair—to the highly sought-after intersection of Yonge and Roxborough. Straddling the border of Summer(Hill) and Rose(Dale), the boutique mixed-use development will bring together retail, office space, and luxury residences, adapting an existing red brick building into a potential architectural showpiece for the neighbourhood. 

Looking east, Hill and Dale Residences, image courtesy of Old Stonehenge / Clifton Blake Group

To get a better understanding of the project's impact, we spoke to Old Stonehenge President Michael Dobrijevic, who described Hill and Dale as one of Toronto's few "really pure mixed-use developments." Specializing in retail partnerships, Old Stonehenge—partnering with the Clifton Blake Group—brings a carefully curated approach to each project, customizing spaces to create the best possible environment for each retailer to operate. When done right, "retail gives a real dynamic to the residential project, helping to create a live-work-play neighbourhood," Dobrijevic tells us. 

Looking north on Yonge Street, image courtesy of Old Stonehenge / Clifton Blake Group

By working closely with retail tenants to provide bespoke spaces, Old Stonehenge's approach aims to avoid the problems that many new developments face at ground level. While many condo developments promise a vibrant presence, the finished product is often found lacking in street-level dynamism. Dobrijevic explains that Old Stonehenge's more tailored approach helps "retailers work in the urban core," while the inclusion of office space at Hill and Dale adds to the neighbourhood's 24-hour appeal.

A closer view of the street level, image courtesy of Old Stonehenge / Clifton Blake Group

With "10,000 ft² of rental office space above the retail area," Dobrijevic hopes that the development introduces new round-the-clock vibrancy to the area. Above that, Hill and Dale's 17 residences—ranging in size from 871 ft² to 3,634 ft²—will feature interiors appointed by Chapi Chapo Design, with many suites boasting panoramic views of the Rosedale ravine to the east. 

Looking south on Yonge Street, image courtesy of Old Stonehenge / Clifton Blake Group

The luxurious residential component of the development represents a relatively rare instance of new density in the established neighbourhood. Adding a new residential presence without overwhelming the area's established urban scale, the high-end units provide both an exclusive entry point to the neighbourhood and a convenient option for downsizers who want to remain in the area. As Paul Johnston explained in our previous coverage, "the suites are envisioned as homes where you can move in your 10 or 12-person dining room table, and maintain that lifestyle."

West on Roxborough, image courtesy of Old Stonehenge / Clifton Blake Group

Hill and Dale's by-appointment showroom is now set to provide prospective residents a preview of the suites, with a registration page available on the project's official website. Over the coming months, we will return with more details of the project as they become available. In the meantime, make sure to check out our associated dataBase file for more information. Want to share your thoughts on the development? You can join in on the conversation in our associated Forum thread, or leave a comment in the space provided on this page.

Since celebrating its official topping off ceremony earlier this year, the continued installation of cladding for BLVD Developments and Lifetime Developments' The Code Condos is having a big impact on the aesthetic of the 9-storey, Hariri Pontarini Architects-designed condominium development on St. Clair Avenue West, just east of Spadina.

The Code Condos viewed from the southeast on St. Clair Avenue West, image by UT Forum contributor Roundabout

When we last provided an update on the project's construction back in January, the cladding had been applied to floors two through five, with the first floor and upper four floors still exposed to the frigid winter elements. In the weeks since, cladding has sealed off the sixth floor and is now being applied to the seventh floor above.

The Code Condos viewed from St. Clair Avenue West, image by UT Forum contributor Roundabout

The image above highlights the development's main exterior design feature, a series of terra-cotta hued vertical piers that help break the building up into multiple volumes while providing a visual contrast to the building's window wall glazing. In the coming months, we can expect to see the first panels of glass applied to the building's balconies, which along with the remaining window wall glazing will complete the building's exterior aesthetic.

Rendering of The Code Condos, image courtesy of Lifetime/BLVD

The completed project will add 108 condominium units and 10 two-storey townhomes to the Spadina and St. Clair area. Residents at The Code will enjoy Tomas Pearce Interior Design Consulting Inc-appointed amenity spaces situated on the development's second floor, including a gym and lounge area and an outdoor terrace.

Rendering of interior amenity space at The Code Condos, image courtesy of Lifetime/BLVD

Additional information and renderings can be found in our dataBase listing, linked below. Want to get involved in the discussion? Check out the associated Forum threads, or voice your opinion in the comments section provided at the bottom of this page.

Last year, the Province of Ontario introduced the Smart Growth for Our Communities Act, 2015, known as Bill 73, which brings amendments to the Planning Act and Development Charges Act, 1997 that are currently in place. Bill 73 aims to increase the transparency of the planning process, while providing greater flexibility to municipalities to work within the planning framework. It also aims to make the development charges system and the planning and appeals process more predictable, accountable, and streamlined, with encouragement for greater public input.

The Bill received royal assent in December of last year, with changes to the Development Charges Act having come into effect on January 1, 2016. The amendments to the Planning Act have yet to apply, with Bill 73 currently open for comments and concerns from the general public and stakeholders for a 45-day period, which began on February 29 and continues until April 14, 2016. Information on how to submit your comments can be found here.

Below, we have highlighted some noteworthy updates to the current planning legislation that will have an impact on the processes determining what gets built where in our province. This summarized list is not exhaustive, and the public is encouraged to refer to the full text of Bill 73, which can be found here.

View of the Toronto skyline, image courtesy of Forum contributor robmci.

Changes to the Planning Act:

Imposing a two-year moratorium on development applications: This applies to any Official Plan passed by the municipality; any comprehensive zoning by-law amendment that repeals and replaces all zoning by-laws in effect in a municipality; and any minor variances (owner-initiated site-specific zoning by-law amendments), unless approved by City Council. During the two-year period following the day it comes into effect, no applications to amend the plan or by-law in question would be permitted.

Extending the requirement for reviews of Official Plans and Provincial Policy Statements: Current legislation requires official plans and provincial policy statements to be reviewed every five years. Bill 73 would see this extended to ten years after the day a new plan comes into effect, followed by a review every five years thereafter.

Limiting appeals to the Ontario Municipal Board (OMB): Several amendments impose additional regulations governing appeals to the OMB, most notably the ban on 'global appeals' of official plans, which restricts appellants to targeting specific sections of the plan, rather than the entire document itself. Other laws include banning appeals to planning legislation within specific areas of provincial concern, such as greenbelts or the Oak Ridges Moraine; setting a time limit on appeals to a non-decision; prohibiting upper-tier authorities from approving lower-tier plans if they are not in line with the upper-tier plans in place; and requiring an explanation of issues where an appeal claims that a decision is inconsistent with a provincial policy statement, provincial plan, or upper-tier official plan.

Creating transparency and accountability in the development approvals process: With the new legislation, City Councils and approval authorities will be required to outline the effect that written and oral submissions had on their respective decisions. In terms of money, any payments received by the city through Section 37 must be made to a 'special account', where financial reports will be made readily available to council and on a yearly basis to the public. As well, municipalities will be required to have an official parks plan in place before asking for parkland dedication or cash-in-lieu.

Encouraging alternatives for resolving disputes: The new legislation allows municipalities to use alternative methods of dispute resolution, such as mediation, for a certain period of time before the case goes before the OMB.

Inclusion of urban design as a matter of provincial interest: Adding to the list of items of provincial interest, Bill 73 inserts a statement promoting built form that is "well-designed, encourages a sense of place, and provides for public spaces that are of high quality, safe, accessible, attractive and vibrant".

Changes to the Development Charges Act:

Increasing capital cost recovery for transit from development charges: Transit will be added to the list of services that do not require a 10% reduction for development charges, thereby increasing the amount of transit-related capital costs recovered.

Creating transparency and accountability in the development charges system: Requirements for background studies of development charges will be expanded, and the treasurer's financial statement will be required to include additional information on the use of the funds.

Some concerns have been voiced over the new amendments, such as warnings that these provisions will place a greater financial strain on new home-owners in a real estate market that is quickly becoming unaffordable. Other issues pointed out include the vagueness of the definition of the term 'new official plan' used throughout the document, and concerns that the two-year moratorium on amendments to minor variances would do more harm than good.

Public input is encouraged on these amendments before the deadline of April 14. Information on how to submit your comments can be found here on the province's Environmental Registry. Want to share your thoughts on the proposed legislation? You can join in on the conversation in our associated Forum thread, or leave a comment in the space provided at the bottom of this page.

As the largest zoo in Canada, the Toronto Zoo welcomes millions of visitors every year, providing the opportunity to see many of the world's rarest and most unique animal species. While the zoo lets visitors see the animals up close—and in conditions designed to replicate natural habitats—there's a second "invisible zoo" that the public doesn't experience, William Rapley tells us. Rapley, the zoo's Executive Director of Conservation, Education & Wildlife, explains that the new Wildlife Health Centre will help improve research and veterinary care while improving public and educational access to the zoo's veterinary sciences and conservation initiatives. 

Coming up on the construction site, image by Craig White

Ahead of the $14 million complex's planned Fall opening, we toured the site during the topping-off ceremony with Diamond Schmitt Principal Jon Soules, who led the design team. The 2-storey, 30,000 ft² building will "house two state-of-the-art surgical facilities, as well as holding areas and research labs," says Soules. The Wildlife Health Centre will also give members of the public an opportunity to observe scientists and veterinarians first-hand, with transparent glazing—and periodic tours— providing a direct view into the parts of building, and giving the public the ability to witness some surgeries.

The operating spaces will be much better equipped than existing facilities, image by Craig White

The Toronto Zoo's ongoing partnerships with Ontario's universities—including Guelph, U of T, and York—will also benefit from the new facility, "with student research areas on the second floor," Soules notes. In addition, the project presents a significant upgrade from "the previous surgical buildings, which are little more than wooden shacks."

The second floor will feature offices, labs, and a student research area, image by Craig White

Given the specialized nature of animal surgery, the building is designed to facilitate "video-conferencing between surgeons, putting veterinarians here in contact with professionals from around the world. If there's an operation on an ibax, for example, surgeons can conference with colleagues in South Africa to guide them through the procedure." 

Natural light will provide a calming environment in the pens, image by Craig White

The facility is also designed to give each animal a comfortable environment, with indirect natural light and climate management for each pen. Indoor and outdoor pens of varying size also allow for a more customized approach to each animal's wellbeing. "We've designed the facility with efficient cleaning and high sanitary standards," Soules adds, explaining that the holding areas feature specially designed troughs for waste management. 

The double-height conference room is topped by a row of windows, image by Craig White

Alongside two surgical theatres and extensive holding facilities, the Diamond Schmitt-designed building—which adjoins the zoo's administrative offices—will house offices, research labs, and a conference space. A specially designed vehicle access point is built to facilitate the efficient transportation of animals. Large animals will be carried by a rail installed along the ceiling, which will allow heavy patients to be placed onto gurneys with minimal difficulty.

The ceiling-mounted mechanism will allow for transport of large animals, image by Craig White

Soules describes the project as an advancement of the zoo's conservation and research initiatives, in contrast to the commercial, voyeuristic appeal sought by many zoos. Rapley, who has worked at the zoo since its opening in 1974, describes the project as "part of the bucket list. Getting it done means a lot."

Topping off with cake, with Rapley (far left), Soules (far right), and zoo officials, image by Craig White

Concluding our tour, Rapley takes us to visit one of the zoo's newest residents, a polar bear cub called Juno. Born on Remembrance Day, Juno—named for the D-Day Beach—is now an official mascot of the Canadian Military and an social media celebrity. While our tour focused primarily on the conservation and research efforts that the new facility will help spur, we ended the tour with an undeniably adorable reminder of who the facility is really for.

Juno contemplates a nap, image by Craig White

Additional information about the Toronto Zoo's new Wildlife Health Centre can be found on the zoo's official website. Want to share your thoughts on the new facility? Feel free to leave a comment in the space below this page.

In today's Photo of the Day, submitted to the UrbanToronto Flickr Pool by Lori Whelan, we are shown two prominent commercial high-rises in the area of Yonge and St. Clair. This angle highlights the octagonal 1975-built, 21-storey Weston Centre in the rear and the 1970-built, 14-storey 21 St. Clair Avenue East in the foreground.

High-rises of Yonge and St. Clair, image by Lori Whelan via Flickr

Want to see your work featured as Photo of the Day? Head over to the City Photos & Videos section of the Forum, or submit your images to the new and improved UrbanToronto Flickr Pool for your chance to be featured on our Front Page!

Vaughan councillor challenges Yonge subway ‘no-capacity mythology’; John Tory’s two transit plans fighting for same riders; How piles of snow paint a picture of what’s possible for city streets; and more news...

Vaughan councillor challenges Yonge subway ‘no-capacity mythology’ (Toronto Star)

John Tory’s two transit plans fighting for same riders (Globe and Mail)

How piles of snow paint a picture of what’s possible for city streets (Toronto Star)

The creation of Toronto’s first City Hall and market buildings (Spacing)

Gardiner proposal a sacrifice to the Cult of Motorism: Keenan (Toronto Star)

Will Toronto’s sidewalk wars become a messy debate of the past? (Globe and Mail)

More world news from our sister site SkyriseCities.com:

Calgary’s Ambitious Currie Development (Calgary)

Zaha Hadid Partners with Sunland on Mariner's Cove Towers (Brisbane)

A Look at BIG's 200-Acre EuropaCity (Paris)

Drone Update From New Apple Campus Shows Auditorium Roof in Place (San Francisco)

After several controversial years of construction, the TTC's Saint Clair streetcar right-of-way has become an engine for urban growth along one of Toronto's most appreciated thoroughfares. The avenue is now undergoing a dramatic transformation, with mid to high-rise residential edifices bringing a new density to the Midtown Toronto area. On March 2, Main and Main Developments held a second public consultation regarding a new proposed development for the intersection of Saint Clair Avenue West and Alberta Avenue, more precisely at 898 and 900 Saint Clair Avenue West.

900-898 Saint Clair Avenue West looking north, image courtesy of Main and Main Developments

Designed by Quadrangle Architects, the mixed-use project consists in a 14-storey building comprising 121 units ranging from bachelor to two-bedroom dwellings. The edifice also includes 975 square metres of retail space at ground level, with access on both Saint Clair and Alberta Avenues. Architecturally, the 46-metre building features a black and white brick facade punctuated by protruding boxes designed to reduce the impression of height, while the first level and amenity space located directly above on the structure's southwest corner will boast transparent glazing.

Existing conditions at 900-898 Saint Clair Avenue West looking northeast, image retrieved from Google Maps Streetview

Although the current zoning resulting from the 2009 Avenue Study for the site allows for a maximum height of 12 storeys or 39 metres, the proponents are seeking to increase the building's total height to 14 storeys, thus allowing for a smaller footprint, itself resulting in a decreased shadowing over the existing residences to the northeast, as well as a less overwhelming massing along Alberta Avenue. However, Main and Main Developments' Vice President Daniel Byrne explained that the City has expressed concerns regarding the building's height and the lack of a 45 degree setback on the upper levels facing south, and are calling for a redesign of the project. 

Retail along Saint Clair Avenue looking northeast, image courtesy of Main and Main Developments

In its current form, the proposed development also includes several green roofs, a possible geothermal loop underneath the building, and is aiming to achieve a Tier Two performance in relation to the Toronto Green Standards. Also, to accommodate the additional pedestrian traffic, the project includes a 1.5 metre setback from the property line, allowing a widening of the sidewalk along Alberta Avenue. Landscaping will also add trees and bike racks on the sidewalk along that same street, which might one day become a vibrant retail-boarded alley should the No Frills site immediately adjacent to the north be redeveloped, as mentioned during the meeting by Councillor Cesar Pallacio, who aims to request a planning study for the site.

Retail along Alberta Avenue looking east, image courtesy of Main and Main Developments

Well received by the attendants of the meeting, the project only raised a few but expectable questions from the area's residents. The issue of the increased traffic on nearby streets was raised before being rapidly tempered by Byrne, explaining that residential car traffic will be directed on Alberta Avenue only, with only delivery trucks having access to the laneway at the back, accessible from Winona Drive. Car parking is also currently limited to 71 spots across two underground levels, instead of the 79 required by the city; while the plan includes a total of 163 bike spots.

900-898 Saint Clair Avenue West, image courtesy of Main and Main Developments

Other questions from the audience concerned the types of units, with residents asking for more family-sized dwellings. It was mentioned by the developer that due to the higher cost of a unit in a mid-rise residence, and should this project be a condominium, (it may go ahead as purpose-built rental), it would probably be more appealing for families to purchase a home in the area rather than a condominium unit. Another question concerned the kind of retail that will fill in the dedicated spaces. Main and Main Developments clarified this point by revealing that the company will be the landlord, and therefore had an enhanced interest for the quality and success of the retail portion within the development.

Although the design is still subject to changes in terms of massing, the demolition of the existing structures currently on site is imminent, and will enable further ground study of the lot. If no major issues are faced throughout the rest of the planning application process, construction could start before the end of 2016. No fixed delivery date has been communicated so far.

For more information about this project, check out our dataBase file, linked below. Want to get involved in the discussion? Visit the associated Forum thread or leave a comment in the space provided at the bottom of the page. 

Roughly five months since the official launch of Opearl Developments' Sail Condos, sales continue for the 18-storey Keith Loffler McAlpine Architects-designed condominium tower that marks the first entry into the Canadian housing market for the established Chinese property developer. The development, planned to rise on Sheppard Avenue East just east of Victoria Park Avenue, is offering 180 suites ranging in size from 353 square feet up to 1,412 square feet, and Opearl is helping to generate interest in these units with their recurring 'Suite of the Month' incentive program.

Rendering of Sail Condominiums, image courtesy of Opearl Developments

This month's featured suite is ‘Ripple’, a 2 bedroom, 2 bathroom model coming in at 802 square feet. The suite is priced at $398,888 on all floors. As part of the Suite of the Month offer, purchasers will see $18,000 in savings, with an $8,000 discount on the purchase price, a free locker valued at $3,500, free parking valued at $25,000, and an $800 assignment. A special 15% deposit program is being offered for the Suite of the Month.

Rendering of suite interior at Sail Condominiums, image courtesy of Opearl Developments

Residents of the completed condominium development will enjoy a selection of interior amenity spaces appointed by interior design firm Gordana Car Design, including a multi-purpose party room, a fitness centre, and a lobby with a concierge station and seating areas. Residents will also have access to an interior courtyard area offering an intimate outdoor environment to relax and enjoy the weather.

Rendering of multipurpose party room at Sail Condominiums, image courtesy of Opearl Developments

Additional information and renderings can be found in our dataBase file for the project, linked below. Want to get involved in the discussion? Check out the associated Forum threads, or leave a comment using the space provided at the bottom of this page.

The cycling community is rejoicing and Ford Nation is likely fuming in light of the City of Toronto's proposed pilot project to install a bike lane along Bloor Street West stretching from Shaw Street to Avenue Road. Scheduled for installation in late Summer 2016, the proposal comes as a result of multiple cycling studies dating back to 1992 identifying the Bloor Street corridor as a prime candidate for bicycle lanes. Given the retail and commercial establishments along the street, its relatively flat topography, the absence of streetcar tracks, and the continuity of the road, Bloor has the potential to become one of the most significant bikeways in the city.

Rendering of Bloor from Shaw Street to Bathurst Street, image courtesy of the City of Toronto.

The preferred design of the road, based off of a review of design considerations as well as extensive public input, would see continuous curbside bike lanes along both sides of the street, with separation elements providing a barrier from automobile traffic. For the pilot project, the separation will not be permanent, with a painted road surface and flexposts forming the buffer, much like what is seen on the current bike lanes along Richmond and Adelaide Streets.

Cross section showing street design from Shaw to Bathurst Street, image courtesy of the City of Toronto.

Cross section showing street design from Bathurst St. to Spadina Ave., image courtesy of the City of Toronto.

Cross section showing street design from Spadina Ave. to Avenue Rd., image courtesy of the City of Toronto.

Automobile lanes on Bloor Street will be reduced to one lane in each direction, with an additional lane provided for parking, which would alternate between the north and south sides of the street at different intervals. The bike lane will be located between the parking lane and the sidewalk, with a separation zone providing a safe distance from car doors. Further design modifications may be considered to accommodate special circumstances, such as bus stops, construction sites, or existing parking lay-bys.

Diagram illustrating proposed location of street parking along Bloor, image courtesy of the City of Toronto.

The pilot project is still in its planning and consultation phase, with the next public meeting scheduled for this Wednesday, March 9 in the gym of the Trinity-St. Paul's Centre at 467 Bloor Street West. The event will be held from 4:00 to 8:00 PM, and local councillors Mike Layton and Joe Cressy will be in attendance.

The bike lane proposal will go before City Council in the spring, and if it is approved, it will likely be installed in late Summer 2016. A subsequent evaluation of the pilot project would be conducted before recommending to Council whether it should be made permanent or not.

Rendering of a typical intersection design, image courtesy of the City of Toronto.

More information, as well as presentation materials and contact information, can be found here on the project's website. Public input is greatly encouraged, either by attending the public consultation, or by contacting the project team directly. Want to share your thoughts on the topic? You can join in on the conversation in our associated Forum thread, or leave a comment in the space provided at the bottom of this page.

A recent report prepared for Toronto about transit ridership predicts that even with both the 'Relief Line' (running from the Danforth and Pape south and west to University at King or Queen) and a frequent SmartTrack service at TTC pricing levels, the Yonge Line will be running at the limit of its capacity (36,000 passengers per hour) by 2041.

Crowding on the Yonge line not likely to get better. Image courtesy of Ian Muttoo

The report, produced by Dr Eric Miller at the University of Toronto's Transportation Research Institute, also looks at the impact of the planned extension of the Yonge Line north to Richmond Hill, and finds that without some further relief the additional passengers it would bring would push the Yonge line over capacity at peak times (37,800 passengers per hour) by 2041.

The projects would have a significant impact on transfers at Yonge and Bloor—the Relief Line and SmartTrack together could reduce them by half—but the report notes, "crowding still generally remains a concern due to the heavy volumes boarding the line from the north." The worst case—a Yonge extension built but without a Relief Line or SmartTrack—would result in 45,000 passengers an hour travelling southbound south of Bloor on the Yonge subway at peak times by 2041. The relief line alone would not be enough to bring passenger numbers down to capacity limits in that case.

Although the study was primarily focused on the future of the Yonge Line, it also says, "SmartTrack and the Relief Line are not significant competitors of, or substitutes for, one another... they largely serve somewhat different travel markets." The report suggests that the Relief Line's ability to attract large numbers of new riders (instead of just improving the commutes of existing ones) would be "limited" (see below). The path of the Relief Line clearly makes a big difference to the projected ridership, however. The route that the city appears to favour—Pape via Queen—would add around a third of the riders that would be generated by a path along King that had a station at Unilever.

Net new riders projected from a relief line between University and Danforth

An earlier report on SmartTrack ridership from the same organization found that net new ridership on that line might rise by as much as 48,000, with a TTC level fare and departures every five minutes, but if fares were higher or trains less frequent, ridership numbers would drop significantly (see below). That report also assumed no relief line would be built and that the SmartTrack Western Corridor would be built from Mount Dennis to the Mississauga Airport Convention Centre (a prospect that was rejected in favour of an LRT or a Bus Rapid Transit corridor).

Net new riders for SmartTrack for various scenarios

The numbers from the report have not normally been part of the conversation as York Region pushes for an extension of the Yonge Line as of late, nor have they been released to the public at the Transit Expansion Consultations currently underway. Why are the public not generally being presented with the predicted numbers? Are we not trusted to interpret them properly, or is it easier to steer us towards the Planning Department's preferred, less expensive, alignment without the numbers?

What is your take? You can email comments on any parts of the City's plan to TransitTO@toronto.ca or to theplan@metrolinx.com and find further information (including a schedule of the remaining public consultation sessions) at http://www.toronto.ca/TransitTO.

Currently in the midst of an ambitious redevelopment, Toronto's once-stigmatized Regent Park is in the process of transforming into a mixed-income residential community. Initiated in 2002, The Daniels Corporation's master-planned revitalization project is now in the second and third of five phases, recently reaching a major milestone with the opening of the Regent Park Community Centre. With over a decade of development now behind us and over a decade still to come, we take stock of recent progress and preview the work ahead. 

The Toronto Community Housing Corporation's (TCHC) updated plan of the site provides an overview of when and where future development will take place. At the western edge of Regent Park, Phase 1 of the redevelopment is now complete, with a cluster of towers and townhomes replacing the former housing project. In recent years, activity has been concentrated in the central Phase 2 area, with mixed-income residential projects including Daniels Spectrum and One Park Place. 

An overview of the redevelopment plan, image courtesy of TCHC

So far, Phase 2 has also delivered crucial public amenities to the neighbrouhood, including the Regent Park Aquatic Centre and the recently completed Community Centre. Since opening, the multi-award-winning Diamond Schmitt-designed Daniels Spectrum has also become a creative nexus for the community. Hosting a wealth of cultural programming—including the annual Regent Park Film Festival, the Collective of Black Artists (COBA), and Native Earth Performing Arts—the 60,000 ft² Artscape hub has developed a prominent presence in the city's cultural milieu. 

Daniels Spectrum (background, left) and One Park Place (foreground), image by Jack Landau

Just east of Daniels Spectrum, the recently completed One Park Place has added new retail to the area, alongside two project's two mixed-income Hariri Pontarini-designed towers. Continuing Phase 2, the Quadrangle-designed Bartholomew is currently under construction, with the 13-storey building—and adjoining townhouses—now well above grade.

The Bartholomew rises in Regent Park, image by UT Forum contributor skycandy

As one of the final Phase 2 residential projects, The Bartholomew condominium is set to be joined by a new Diamond Schmitt-designed TCHC building across Sackville Street at Block 24 South. A new rendering of the project depicts plans for the L-shaped slab building, which is now in the early stages of construction.

The upcoming TCHC building at Block 24 South, image courtesy of TCHC

Late last year, TCHC's Giannone Petricone Associates-designed affordable housing development on Block 22 was also completed (kitty-corner from the upcoming Block 24 South), restoring some of the former neighbourhood's affordable housing supply. 

The completed Block 22, image by Craig White

Surrounding the residential towers, new public facilities—including the eponymous park—are enriching the previously marginalized area with new amenities. Joining the award-winning Aquatic Centre, the Regent Park Community Centre opened in late February, garnering early acclaim. Directly adjacent to Nelson Mandela Public School (itself re-opened in 2013), the facility's opening was recently covered in an in-depth editorial.

The new Regent Park Community Centre, image by Craig White

To put the recent changes in perspective, the opening of an RBC branch in 2010 at One Cole—the first bank in Regent Park's 62-year history—was a major Phase 1 milestone for the neighbourhood only six years ago. Now, the area is established as another of Toronto's attractive residential nodes, and the stigmatized neighbourhood of a decade ago already seems long gone. As Daniels' Dominic Tompa put it, "we don't sell the neighbourhood of the future anymore... I just tell people to put their coats on and see what's already there." 

Phase 3 demolion in late January, image by Edward Skira

With all but one of the final Phase 2 projects underway, demolition east of Sumach is clearing the way for Phase 3 residential projects. On the north side of Dundas East, blocks 15 and 17 are now being demolished, while the area south of Sumach has long been cleared to make way for new housing and the Regent Park Athletic Grounds, with shoring activity for residential projects at Block 26 and Block 27 now underway.

Shoring underway south of Dundas, image by UT Forum contributor skycandy

South of Dundas—and directly east of One Park Place—a mix of new market-rate and subsidized homes are now underway. A row of Daniels' privately developed townhomes at Block 28 are set to be joined by a TCHC tower at Block 27. The neighbouring Block 26 will feature another Daniels condominium, The Wyatt, for which marketing has just started. More detailed information about the project—and other Phase 3 developments—is still forthcoming.

An aerial view of the Athletic Centre, image by UT Forum contributor jasonzed

At the heart of Phase 3, Daniels and MLSE's Regent Park Athletic Grounds are adding another public amenity to the area. The recently completed soccer and cricket pitch is joined by an outdoor skating rink, a basketball court, and a community plaza. Work on the complex is now nearing completion as construction on the residential components of Phase 3 ramps up. 

Oak and Sackville (looking north), the last of the former Regent Park still stands, image retrieved via Google Maps

Along the north end of Regent Park between Oak Street and Gerrard, the last of the previous generation of mid-rise buildings still stand. Here, Phases 4 and 5 will round out the neighbourhood's historic redevelopment over much of the next decade. Meanwhile, as part of Phase 3 the corner of Parliament and Gerrard will see a new "Block 1" tower rise as Regent Park's northwestern capstone. 

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The revitalization of Regent Park has been widely celebrated as a successful re-integration of an isolated, marginalized neighbourhood into the urban sphere. Where residents long faced the structural violence borne by misguided mid-century planning, a functional, attractive, and socially diverse neighbourhood is now taking shape. Recently hailed as a "model of inclusion" by The New York Times, Regent Park has been favourably compared to similar revitalization efforts throughout the western world, with a particular emphasis on the lack of "poor doors" and the ample inclusion of ample public programming.

However, while the Regent Park renaissance has often been hailed as an unqualified success, this popular narrative leaves out the voices of some of the marginalized residents that the redevelopment is designed to help. In particular, the relocation of some former residents to relatively far-flung housing has been critiqued as a disruptive force, breaking established community bonds as former residents make way for new condominium tenants. The planning of the relocation process has also been questioned, while some have argued that the revitalization plan has prioritized new condo buyers over the more vulnerable displaced residents. 

Aerial view of Regent Park, image by UT Forum contributor Jasonzed

While all Regent Park residents have a "right to return" to their neighbourhood once the revitalization process is complete, the intervening years pose difficulties to many. Yet it's hard to compare the new neighbourhood with what once was without acknowledging the public benefits of a new cultural hub, community centre, athletic facility, and new housing. Ultimately, the area's inclusive new urban geography has succeeded in removing the stigma once attached to the neighbourhood. Nonetheless, objectively weighing the large-scale benefits against the pains caused to those who have been displaced remains difficult.

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We will keep you updated as Regent Park's various projects continue to unfold. In the meantime, make sure to check out our associated dataBase files for more information. Want to share your thoughts on the Regent Park revitalization? Feel free to leave a comment in the space below this page, or to join in the ongoing discussion on one of our associated Forum threads. 

In the decade since the opening of the Distillery District back in 2003, the eastern stretches of downtown Toronto have been rapidly redeveloping. Former warehouses and factories are being transformed into lofts, while new condos towers continue to sprout out of old surface lots and brown fields, all with the effect of returning vibrancy to an area which has been relatively dormant since its industrial heyday half a century ago. Hence, in this edition of our Growth to Watch For series we will take a look at the most recent projects under construction and in planning in the East of Downtown, from along Sherbourne to the Don Valley, and between the Gardiner and Bloor.

Distillery District by night, image by Marcus Mitanis

River Street Corridor

Our journey begins at the south-eastern end of the neighbourhood, at the site of last summer's, 2015 Pan Am/Parapan Am Games Athlete's Village, set to open to the public as the Canary District in the middle of the year. One condo development itself will be known as Canary District, with the second known as Canary Park. Both are designed by KPMB Architects for DundeeKilmer, and both are currently having their interiors refinished to suit the owners of the suites. 

Canary District Condos, image by Jack Landau

The instant neighbourhood covers a site which spans from Cherry St just east of the Distillery District, to Corktown Common Park at the elbow of the DVP. Along with the initial 808 market units, the Canary District will also initially include 253 affordable housing units ranging from flats to townhouses. In addition to this, an 82,000 square foot YMCA will be joined by a 175,000 square foot satellite campus residence of George Brown College.

Gymnasium at Cooper Koo Family YMCA, Canary District, image by Jack Landau

George Brown College residence, Canary District, image by Jack Landau

The Canary District's opening will also bring with it a host of new retail options, including, The Running Room, Think Fitness Studio, Gears bike shop, and OpusGlow spa, bringing an active lifestyle flair to the area, along with popular restaurants and cafés, Dark Horse Espresso Bar, Pizza e Pazzi, and Tabule.

Northeast of the Canary Park condos at Lawren Harris Square, construction is underway at the 29-storey, Phase III of Urban Capital's River City Condos, designed by Saucier + Perrotte Architects. Once complete, Phase III will join the completed Phases I and II, while an upcoming Phase IV will eventually complete the River City quartet on another corner of Lawren Harris Square.

River City Condos Phase III build site, image by Forum member skycandy

Further north, at 77 River Street, between Dundas and Queen, a proposal dating to 2014 is in the works for two residential condo towers of 26 and 34 storeys to replace the current Salvation Army branch that now occupies the site. Designed by Diamond Schmitt Architects for TAS, the towers will dramatically change the streetscape, bringing high-rise density and scale to an otherwise largely low-rise neighbourhood. The development will include 578 units, and over 13,000 square metres of retail and office space across the podium levels of both towers.

77 River Street, Google Maps Screen Capture

Further up River, just south of Gerrard, plans are underway for the construction of the 35-storey, Oak Heights tower at 320 Oak St, designed by Sweeny & Co Architects for the Linwood Management Corporation, possibly as a rental building.

Oak Heights, north elevation, Sweeny & Co Architects

Parliament Corridor

Between River and Parliament Streets, construction continues on the Regent Park redevelopment, with the most recent opening having been the new Community Centre. Another new sporting facility to be completed at the site this year is the Regent Park Athletic Grounds, a multi-use outdoor facility with a hockey rink (already opened last year), a soccer and cricket pitch, and a basketball court.

Regent Park Community Centre, image by Forum member GeneralGrievance

Inside the new Community Centre, image by Forum member ChesterCopperpot

There are still several years of work ahead for The Daniels Corporation and the Toronto Community Housing Corporation (TCHC) to complete the multi-phase redevelopment, with both market-priced and affordable housing units still coming on the last Phase 2 blocks, while work is now starting up on Phase 3 sites. 

Regent Park Phase II construction site in late 2015, image by Forum member salsa

Above at Block 24S, the latest excavation underway in Regent Park, will become a TCHC housing development. Meanwhile, immediately to the west where the crane can be seen, progress continues on The Bartholomew, the 13-storey, Quadrangle Architects-designed market-rate residential condo tower being built on Sackville Street by Daniels. Having recently reached the 5th floor above grade, construction of the new tower is moving along well. Seen below in an image from late February, the site appears in context with the Toronto skyline in the background. Representative of the latest thinking in urban planning, the Bartholomew is priced to attract a mixture of young professionals and families to the area, part of a philosophy that aims to bring together residents from across the income spectrum in the revitalized neighbourhood.

The Bartholomew construction site, image by Forum member skycandy

A fuller examination of Regent Park's redevelopment to date can be found in a dedicated story also published today on UrbanToronto, which can be found at this link.

A few blocks to the south of Regent Park, plans for a 22-storey condo and retail hub from development partners Great Gulf Homes and Hullmark are underway. Encompassing an entire block including properties at 48 through 54 Power Street and 113 through 135 Parliament Street, the U-shaped proposal is designed by Core Architects. Recently updated plans call for the a large 4-storey, mixed-use podium, upon which two interconnected 15-storey condo towers will rest, which will in turn be capped with an additional 7-storey block resting perpendicular to the two arms. Ground-level retail offerings are proposed to include a large grocery store as its anchor tenant, with room left over for a gym, spa, and other building amenities. Landscaping by Ferris + Associates would add a sizeable outdoor park across the road at 51 Power Street, with green space, trees, and benches.

Corner of Power and Adelaide, rendering courtesy of Great Gulf Homes

Across Parliament Street between Richmond and Adelaide, the 21-storey, East United Condos, designed by Giannone Petricone Associates for SigNature Communities, is now under construction. With frontage onto 93-95 Berkeley Street, the site will incorporate the 1906-built, red brick, Christie, Brown & Co. Stables building. Four century-old houses along Parliament have been demolished to make way for the development.

East United Condos, rendering courtesy of SigNature Communities

Nearby to the west at 55 Ontario Street, a development proposal called East Fifty-Five—a 24-storey Lamb Development Corp and Hyde Park Homes condo tower designed by architectsAlliance—is going to the OMB after the developers appealed due to the City's failure to render a decision on the proposal within the required timeframe. The City has concerns over the proposed density and height at this location. Meanwhile, demolition of a 4-storey red brick building dating to the 1930s/40s has been completed onsite.

East Fifty-Five, rendering courtesy of Lamb Developments

Down the street at 25 Ontario Street, First Gulf is considering its options. The previous owner of the site had proposed to build a 27-storey, Graziani + Corazza Architects-designed rental apartment building atop the two-storey 1940s-built Drug Trading Company Administrative Office building. The existing building, which features Art Moderne and Art Deco influences, would be largely retained in the earlier plan, and would house retail at-grade. Above the historic structure, a tower with a floorplate of 750 square metres was proposed to contain 324 residential units, ranging from studio to three-bedroom suites. The City had objections to the earlier plan, and a revised plan—which may propose office space instead—is expected in the near future.

25 Ontario Street, rendering courtesy of First Gulf

South, to 284 King St E., plans have been on hiatus for a mid-rise office building by Northwest Value Partners. In 2013 a design by Sweeny &Co Architects Inc. surfaced, but no details have emerged on this proposal since.

284 King St E., rendering courtesy of Northwest Value Partners

Meanwhile, just to the south across King Street, the new, 500,000 square foot Globe and Mail Centre (of which the eponymous newspaper and anchor tenant will take up an impressive 130,000 square feet), has recently topped off. The 17-storey, Diamond Schmitt Architects-designed office complex being developed by First Gulf will be completed next year. To be joined by Yellow Pages and other tenants, the new Globe and Mail Centre will significantly transform the downtown east side, bringing hundreds of workers and support staff to the immediate area. Recent construction photos give a sense of the size and scope of this project (which has frontages on both King and Front Streets), and provides a good hint as to the future of King Street East.

The Globe and Mail Centre, image by Forum member drum118

To the immediate east of the Globe and Mail Centre, however, plans for 250 Front St East—the current site of a Staples office supplies store—have been stalled since 2011. Few details have emerged about the project, other than that the proponent is developer Greenpark Homes.

Shelved (for the time being, at least) in the immediate vicinity are long-awaited plans for the construction of a Toronto branch of the NYC-based Gansevoort Hotels. Plans from 2011 involving a site at 60 Mill St placed a 34-storey Saucier + Perrotte Architects-designed, Cityscape-built condo and hotel tower rising from a former rack house on the north edge of the Distillery District.

Ganesvoort Hotel & Condos, rendering courtesy of Cityscape

Just over a block to the west on the southwest corner of Parliament and Front Streets is the site of the First Parliament Buildings of Upper Canada. Those buildings were famously burned down by the Americans in the War of 1812 and rebuilt in the 1820s. A Gasworks replaced them in the 20th century before they were torn down in the 1960s. Since then the site has been parking lots and a car dealership. A First Parliament Site Interpretive Centre was briefly set up in the car dealership during War of 1812 bicentennial commemorations. Plans to build a new district library on the site will include a permanent commemoration of the first parliament buildings. Public consultations for that are expected to start later this year or next.

Google Maps Street View of First Parliament Site

Last but not least in this area, plans for a 57-storey condo tower designed by KPMB Architects for Cityscape Development Corporation, to be built at 31A Parliament on the south edge of the Distillery District, met with concerns from the public last year. Citing concerns over height, density, and shadows (which would have a significant effect upon the pedestrian nature of the Distillery District), the developer has agreed to go back to the drawing board, and will not be taking its case to the OMB. For now, we must wait and see what comes of this development as plans continue to evolve.

31A Parliament Street proposal in context, design by KPMB Architects for Dundee Realty and Cityscape Development

Sherbourne Corridor

Moving west to Sherbourne Street, our tour continues with 177 through 197 Front Street East, where a proposal for a block of four condo towers (most recently proposed at 33, 29, 27, and 25 storeys), are being negotiated with the City. Designed by Wallman Architects for the Pemberton Group, height, density, and the relationship to the surrounding street-scape and pedestrian experience are among the City's primary concerns. Word is that an agreement on reworked plans—to be ratified by the OMB—is coming in the near future.

Latest proposal for 177-197 Front St. E., rendering courtesy of the Pemberton Group

Just to the west, 158 Front Condominiums, designed by architectsAlliance for Cityzen Development Group and Fernbrook Homes, have entered into sales. Connected by a 14-storey podium, the twin, 26-storey towers will bring 477 new units to Front Street East.

158 Front St E., rendering courtesy of Cityzen Development Group

A block north, work on the 17-storey, King + Condos designed by TACT Architecture for King Plus Development has all but finished, including the restoration of the historic National Hotel, which has been re-purposed as the tower's base and podium. Located at the southeast corner of Sherbourne and King Streets, this project represents a shift in attitudes that has become more and more prevalent of late, towards working with, rather than against, the city's architectural heritage.

King + Condos, as seen at the end of January, image by Forum member interchange42

Another block north, the interconnected 19-and-21-storey Axiom Condo towers, designed by Kirkor Architects Planners for Greenpark Homes and Fieldgate Homes, are progressing just below grade. When complete, this project (at the corner of Adelaide and Ontario Streets) will bring a further 527 units to the area, adding to its quickly evolving urban character.

Axiom Condos construction site in mid-February, image by Forum member drum118

Several blocks north, a new plan for 159 Wellesley Street East recently surfaced. First proposed as a Quadrangle Architects-designed 35-storey condo tower a few years ago by Diamond Corp and Kilmer Group, the site is now owned by the Alterra Group. Bringing a fresh design to the site, the most recent renderings reveal a multi-storey, triangular podium, complete with ground level retail, over which a more or less uniform tower structure would rise.

159 Wellesley St E., rendering courtesy of Alterra Group

North along Sherbourne, the first of two related projects now underway at 561 and 591 Sherbourne from the Medallion Corp. The first, now underway, includes the revitalization of 1970s-era St. James Town rental towers, along with a new 43-storey rental tower designs by Page + Steele/IBI Group Architects. Recent images reveal the first steps taken towards breathing new life into these forty-year old towers, the revitalization to eventually include new exterior glazing, plus a wholly re-desgined ground level lobby and common space, with room for retail and other services. The relationship to the surrounding neighbourhood will also be much improved.

561 & 591 Sherbourne, image by Forum member salsa

More recently, a second new tower at the north end of the site close to Howard Street has also been proposed. 

Just across the street, at 592 Sherbourne, work is now well underway at the site of MOD Developments Inc. and Tricon Capital's, The Selby. To be set behind the structure of the historic, Victorian-era, Gooderham Mansion, the, bKL Architecture-designed, 50-storey luxury rental tower aims to blend modern with traditional, its unique choice is for a red-brick exterior cladding rising the entire height of the tower, softening the transition from the historic mansion to the modern tower. Featured in another UrbanToronto piece, the Gooderham Mansion was once home to famous writer and one-time Toronto Star journalist, Ernest Hemingway. Recent images reveal the beginnings of construction going on behind the historic home.

Ongoing excavation work for the Selby as seen behind the former Gooderham Mansion, image by Forum member salsa

Back on the east side of Sherbourne Street, and stretching all the way over to Parliament Street south of Bloor, Lanterra Developments's redevelopment of North St. James Town will add four new architectsAlliance-designed residential towers to the neighbourhood, coming in west-to-east at 45, 12, 37 and 45 storeys in height. Along with a row of three-storey townhouses, there will be a total of 1241 new residential units over the long block here. The plan also includes the rebuilding of several deteriorated Victorian heritage houses and the relocation of another: that work is already underway while the new towers may still be a few years off. A new public park is also part of the mix.

Aerial view of ongoing work at North St. James Town, image by Forum member Hanlansboy

Wrapping up our extensive tour of this busy area, 387 through 403 Bloor Street East is the site of Gupta Group's 52-storey Page + Steele/IBI Group Architects-designed The Rosedale on Bloor. Now in sales, the building adds 487 new condo units above a Canopy by Hilton hotel. The construction of the tower will necessitate the demolition of a row of low-rise commercial properties dating to the 1920s, including a heritage-listed Victorian-era home, long-since defaced by a commercial frontage. Once complete, The Rosedale on Bloor will bring significant density and height just west of the corner of Sherbourne and Bloor.

The Rosedale on Bloor, rendering courtesy of the Gupta Group

That's it for the 2016 East of Downtown edition of our Growth to Watch For series. Please stayed tuned for UrbanToronto's next installment, and feel free to check the link above for all of the other areas covered in this series. Have comments on the developments? Let us know in the comments section below.