Earlier this year we took a look at plans for Lifetime Developments’ proposed Panda Markham development at Warden Avenue and Highway 7, set to redevelop a 5.8-acre site into a mixed-use community with five luxury residential towers containing over 2,200 new residential units. Earlier this week, a community meeting was held at the Milliken Mills Community Centre, where representatives from Lifetime and the Panda Markham team presented their vision and responded to questions about the project.

Panda Markham, image courtesy of Lifetime Developments

Members of the community gathered to learn about the project's details, including the ambitious heights ranging from 28 to 48 storeys. Other details discussed included the suite mix, which will range from one-bedroom to three-bedroom designs to accommodate various lifestyles including families. Community members were joined by Isa Lee, Councillor Ward 8, City of Markham; Brian Brown, principal at Lifetime Developments; and David Pontarini, founding partner at Hariri Pontarini Architects—who are responsible for the community's design.

Panda Markham, image courtesy of Lifetime Developments

“Our proposal will bring new attention to one of the most desirable locations in the Greater Toronto Area,"  said Lifetime's Brian Brown. "With stunning architecture by world-respected Hariri Pontarini Architects, Panda Markham will be a new landmark adding much-needed new residences to one of Canada’s fastest-growing and most thriving cities.”

Panda Markham, image courtesy of Lifetime Developments

Area residents also learned of the project's nearby transit connections and how these factor into the density being proposed, with planning firm Bousfields' Kate Cooper stating that the team "intends to make the most of the City’s existing infrastructure. The property is transit connected and pedestrian friendly, and will bridge Downtown Markham with local businesses." One of York Region Transit's dedicated rapid transit VIVA busways runs alongside the site.

Panda Markham, image courtesy of Lifetime Developments

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

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Menkes Developments is proposing a 37-storey mixed-use building on the east side of Downtown Toronto at 33 Sherbourne. The properties on the northeast corner of Sherbourne and Front streets are currently occupied by an Esso gas station and 2 low-rise commercial buildings. The project if approved would join two other redevelopment that are currently transforming the intersection, St. Lawrence Condos on the northwest corner, and Time and Space Condos on the southeast. Both currently under construction.

33 Sherbourne at ground level, image courtesy of Menkes Developments

439 condo units are proposed in the tower, 46 of which are studio apartments, while 301 one-bedroom units, 47 two-bedroom units, and 45 three-bedroom units fill out the rest of the mix. The existing commercial spaces will be replaced at grade in three separate units, bringing 1,427 square metres of commercial space to the area.

Designed by Giannone Petricone Associates, the tower’s unique design employs a constantly curving shape formed by rows of wraparound balconies. Vertical lines of red brick traverse the height of the building on both the tower and upper podium components. 

Rendering of the tower at 33 Sherbourne, image courtesy of Menkes Developments

At ground level, a golden-hued geomorphic metal structure frames the new commercial space at the south-west corner. In the renderings included in the zoning amendment application, the two existing buildings on site have been partially retained, however, the heritage impact statement prepared by GBCA Architects comments that in particular, the building at 178 Front Street is of low heritage value and therefore may be removed from the development as it progresses through the planning process. As the proposal is in its earliest stages, these renderings represent a conceptual ideation, rather than a finalized design.

Podium rendering of 33 Sherbourne, image courtesy of Menkes Developments

The re-zoning application is the first step that Menkes is taking towards constructing the project. City planning will look at the density, height and massing of the building while assessing the application. A site plan application will come forward with a more refined design, materials and additional renderings later in the process.

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

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Just east of Kipling on The Queensway in Etobicoke, a number of proposals have popped up in recent years to redevelop under-utilized industrial lands into a primarily residential community. The largest of these is the IQ Condos development, the second of three stages of which was completed a year ago. Now, Altree Developments has submitted a site plan approval application to the City of Toronto for a tower adjacent to that project, at 30 Zorra Street. The developer received zoning approval for the property in late 2018 to permit the construction of a 35-storey residential tower.

Rendering of 30 Zorra, image courtesy of Altree Developments

The site plan approval application brings to light a number of details regarding the design of the building. Although the original massing was formulated by Michael Spaziani Architect, the tower has been redesigned by Graziani + Corazza Architects. The building’s 35-storey tower will rise from a u-shaped 7-storey podium and feature zig-zagging glass balconies, articulating the faces of the tower. Materially, the podium will be clad in light precast panels, framing a vision glass and grey spandrel panelled window wall. 

Exterior rendering of the tower, image courtesy of Altree Developments

The building is comprised purely of residential space, housing 460 residential units. 198 of these are two-bedroom homes, with the remainder being 28 bachelor apartments, 190 one-bedroom units and 44 three-bedroom units. Approximately 1,840 square metres has been set aside for amenity space, including a full floor of amenities on the 7th floor as well as the adjacent rooftop terrace. 

Anticipation has been building for Cadillac Fairview's 160 Front Street West office tower since the Downtown Toronto project was initially proposed in 2011. After years of evovling through the planning approvals process, the now approved 46-storey tower, designed by renowned Chicago-based AS+GG Architecture with Toronto-based B+H Architects as architects of record, is moving toward construction.

Looking west to 160 Front West, image via submission to City of Toronto

The project site at Front and Simcoe—consisting of a surface parking lot and the adjacent heritage office conversion—was cordoned off by fencing at the start of 2019. Crews and equipment from PCL and Priestly Demolition have subsequently arrived, marking the start of site clearance for the new 240-metre-tall landmark. Before shoring and excavation can begin for the new project, crews have begun demolition of the rear of the six-storey commercial heritage 156 Front Street West while preparing to buttress its south frontage for in-situ façade retention.

Overview of the 160 Front West site, image by Forum contributor Jasonzed

After several weeks of prep work, including the installation of an exterior hoist on the west façade of the heritage building near Front Street, the first signs of demolition were spotted earlier this week. This process will take down the majority of the structure, including removal of foundations and foundation walls, and is expected to wrap up in late July.

Facing east over the 160 Front West site, image by Forum contributor parthent

A closer look reveals that demolition started in the northwest corner, with the imprint of recently-removed staircases evident in a former stairwell.

Demolition at the 160 Front West site, image by Forum contributor parthent

Preparing the heritage façade for retention will involve extensive by-hand work for the interior of the building's south portion, requiring careful coordination between Priestly and sub trades to ensure that the heritage details remain protected. Special bracing will be used to support the façade during the early stages of construction, until it can be integrated into the new structure of the rising office tower behind it.

Rendering of a completed 160 Front West's heritage facade, image via submission to City of Toronto

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

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Monde Condos makes an appearance in today's Photo of the Day, with an early morning view of the 44-storey condo tower in Toronto's East Bayfront area. Captured by Forum contributor Razz, this shot shows the tower's east facade reflecting the rising sun to form a band of gold light.

Monde Condos at sunrise, image by Forum contributor Razz

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 our Instagram or UrbanToronto Flickr Pool for your chance to be featured on our Front Page. 

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Two development companies planning office towers to reshape downtowns of Toronto and Vancouver; New cultural hub part of ‘urban acupuncture’ for Weston neighbourhood; Ireland Park Foundation signs five-year lease on Toronto building to commemorate the Irish in Canada; and more news:

Two development companies planning office towers to reshape downtowns of Toronto and Vancouver (Globe and Mail)

New cultural hub part of ‘urban acupuncture’ for Weston neighbourhood (Toronto Star)

Ireland Park Foundation signs five-year lease on Toronto building to commemorate the Irish in Canada (Globe and Mail)

Winter under the Gardiner: frostbite, frigid weather and the looming threat of eviction (Toronto Star)

Population density concerns grip City of Burlington residents as new waterfront development is approved (Globe and Mail)

March 18 is Transit Driver Appreciation Day (Transit Toronto)

Global news from our sister site, SkyriseCities.com:

Redstone Begins Construction in the Beltline (Calgary)

Centre West Conversion and Expansion Begins Its Ascent (Edmonton)

Open House Sheds Light on 1290 Hornby Street Proposal (Vancouver)

Developer Howland Green is building a reputation for their growing portfolio of energy-efficient developments in the Greater Toronto Area's suburban municipalities. The developer's projects are known for their "beyond net-zero" stance on building housing, evidenced in their six existing residential communities in Markham and Milton, as well as their latest project to enter marketing, dubbed Milton's Bronte West Condominiums.

Milton's Bronte West Condominiums, image courtesy of Howland Green

To rise at Bronte Street and Derry Road, the six-storey, Keith Loffler McAlpine Architects-designed building will implement a number of energy efficiency features that go above and beyond provincial guidelines. Energy efficiency measures begin at construction with a specially-engineered insulated concrete form system, a type of concrete formwork that stays in place as a permanent building component after forming is complete. 

Site plan, Milton's Bronte West Condominiums, image courtesy of Howland Green

Another one of these features is evident in the building's design, with the site plan and exterior rendering showing an array of photovoltaic solar panels similar to those seen in other Howland Green developments. Beyond the surface, there is much to unpack when reviewing the extensive list of energy efficiency features, and we'll be returning for a closer look in the coming months.

Milton's Bronte West Condominiums, image courtesy of Howland Green

The project offers 132 condominium suites priced from $533,500 to $813,500, ranging from 1,078 ft² to 1,607 ft² in area and available in two and three-bedroom layouts. Residents will have access to a selection of amenities on the ground floor, including a private party/amenity room equipped with a kitchen, a games room, a fully equipped fitness facility, and a yoga studio. 

Amenities, Milton's Bronte West Condominiums, image courtesy of Howland Green

More amenities will be found on the grounds surrounding the building, with a garden, a playgound, a gazebo and a barbecue area with landscaping designed by Cosburn Nauboris Landscape Architects.

Outdoor amenities, Milton's Bronte West Condominiums, image courtesy of Howland Green

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

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A new proposal from Trolleybus Urban Development Inc. seeks rezoning to permit a pair of condominium towers on a 0.38-hectare site located within walking distance of Main Street subway station and Danforth GO station in Toronto's east end. The plan for 10 Dawes calls for an IBI Group-designed complex to rise next to a 1906-built grain elevator and mill at Dawes Road and Guest Avenue south of Danforth Avenue.

Site of 10 Dawes Road, image via submission to City of Toronto

While part of the proposal site, the century-old grain elevator/mill and the surrounding land at the site’s south end is proposed to be dedicated to the City as a heritage building and parkland. The remainder of the site would be redeveloped with two condominium towers of 26 and 33 storeys rising from a shared 7-storey mixed-use podium containing a mix of residential, commercial/office, retail, and daycare uses.

Site of 10 Dawes Road, image via Google Street View

The buildings would house a total of 539 market condominium units and a single rental replacement unit, with 49% of units providing two and three-bedroom layouts. The unit mix is proposed at 273 one-bedroom units with average sizes of 52 m², 203 two-bedroom units with average sizes of 69 m², and 63 three-bedroom layouts with average sizes of 88 m².

10 Dawes Road, image via submission to City of Toronto

Residents would have access to 722 m² of indoor amenity space and 586 m² of outdoor amenity space. Below ground, the site would be served by a three-level underground garage containing 215 parking spaces with 162 spaces for residents and 53 for visitors and commercial spaces. 540 bicycle parking spaces would also be provided.

In addition to the parkland dedication, the project would introduce a new Privately Owned Publicly accessible Space (POPS) pedestrian connection extending from Dawes Road to Guest Avenue, set to further animate the building with café patios and enhanced landscaping by landscape architects Geometric Studio Inc.

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

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At a recent session of Toronto's Design Review Panel (DRP), First Gulf's proposed redevelopment of their King East Centre was presented for the first time, and Panel members weighed in on yet another tower proposal in the quickly densifying King-Parliament district. Designed by WZMH Architects, the development would see a 25-storey office tower constructed directly west of the new Globe and Mail Centre, facing onto Front Street to the south. Panel members were not sold on the project, offering some critiques to improve the massing and design of the tower.

Rendering looking north at King East Centre, image courtesy of First Gulf.

First Gulf are part owners of nearly the full block formerly home to the Toronto Sun headquarters, which is bordered by King Street to the north, Berkeley Street to the east, Front Street to the south, and Princess Street to the west. Currently existing on the block is the 17-storey Globe and Mail Centre, completed in 2017 and occupying the eastern portion; a low-rise retail component in the former Sun distribution building to the south facing onto Front Street; a 6-storey mid-rise building stretching along King Street which houses George Brown College, the Coca-Cola offices, and grade-level retail; and a surface parking lot at the southwest corner of the site serving the No Frills.

As part of the previous development application for the Globe and Mail Centre, a 12-storey tower was also approved to be built on the surface parking lot at the southwest corner of the block, which never materialized. With this rezoning application, First Gulf is looking to remove that allowance for the 12-storey tower and shift that density east, replacing the low-rise retail building facing onto Front with their 25-storey proposal.

Site plan; red indicates existing buildings, blue indicates location of new tower, image courtesy of First Gulf.

This shift, however, has posed some issues with the existing site constraints, making for a complicated redevelopment. Most noticeably, the new tower would almost completely obscure the Globe and Mail Centre from the west, with a separation distance between the two buildings ranging from 17.2 metres to 30.7 metres. As well, the existing retail building contains mechanical services for the mid-rise office portion on its roof; Phase One of the redevelopment would relocate these services into a small building facing onto the parking lot before construction of the tower can proceed. The No Frills loading dock, located on the eastern end of the parking lot, also cannot be moved.

South elevation, image courtesy of First Gulf.

The new tower is lifted six storeys off the ground and positioned on angled steel columns that give a distinct aesthetic to the building. The lifting of the building is done in order to push it as far west as possible, to maximize separation distance from the Globe and Mail Centre and reduce interference with the mid-rise building to the north and west. The new tower actually cantilevers over the mid-rise component in an attempt to maximize floor plate sizes.

Rendering looking south to King East Centre, image courtesy of First Gulf.

Below the propped-up tower, a three-storey base building will contain retail on the second level, parking and loading access at grade, and the office lobby at ground level. On the third floor, a sky lobby opens onto a rooftop terrace that serves the employees of the new office tower. The terracotta cladding of the podium is a nod to the heritage brick building on the opposite side of Front Street.

Rendering of the podium along Front, image courtesy of First Gulf.

The Panel was not convinced that the new tower was an appropriate intervention on the site. Panelists unanimously criticized the lack of public realm improvements accompanying the building, pointing out that there was not adequate public space for the number of employees that would be occupying the building. They repeated a concern that they have often brought up in previous sessions: that "when the building takes a lot, it needs to give a lot back". In this case, they argued that the building was not giving enough back to the city in terms of public realm improvements.

Panel members were also not convinced by the architectural expression and massing of the building. Beyond the close proximity to the Globe and Mail Centre, which the Panel disapproved of, they also criticized the lack of stepbacks from Front Street, and the uniformity of the monolithic glass block, which they called bulky and lacking character. The Panel were not sold on the terracotta of the podium either, claiming that it was a very weak association with the area's heritage, and that more needed to be done to respond to the local context.

Rendering looking northeast at the King East Centre, image courtesy of First Gulf.

They also criticized the signature angled columns lifting the building: comparing the gesture to Calatrava's Brookfield Place or Sweeny&Co's QRC West tower, they expressed disappointment that this grand architectural element opened onto a rather small elevator lobby and nothing more. In that sense, the columns were simply reduced to being a means to lift the building and maximize floor space, rather than as a medium to create a unique and grand interior space.

Ground floor plan, image courtesy of First Gulf.

Citing issues with the public realm, the large scale of the building, and its relation to its context, Panel members lamented the lack of a block plan, and unanimously encouraged the property owners to create a master plan for the block. Assuming that the surface parking lot would eventually be redeveloped with a third tower for the site, Panelists had questions as to whether the current proposal would allow for this future expansion. They emphasized that the chances of success for this redevelopment would be greatly improved if an overarching vision was presented, but at the moment, it felt like a haphazard exercise in capitalizing on land value and nothing more.

Rendering looking northwest at King East Centre, image courtesy of First Gulf.

In the end, the Panel voted unanimously for a redesign of the project, and encouraged the design team to head back to the drawing board to provide a more sensitive intervention to the neighbourhood.

We will keep you updated as the design for the King East Centre continues to evolve, but in the meantime, you can join in the discussion by checking out the associated Forum thread or by leaving a comment in the space provided on this page.

Today's Photo of the Day features a view of Toronto's South Core skyline, centred on the 30-storey Telus Harbour building (formerly Telus House) at 25 York Street. The south-facing view by Forum contributor Jasonzed also shows a sliver of the rising 16 York Street office tower, well on its way to a 32-storey height at the southwest corner of York and Bremner.

South Core skyline, image by Forum contributor Jasonzed

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 our Instagram or UrbanToronto Flickr Pool for your chance to be featured on our Front Page. 

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Construction firm closer to being banned from city contracts; Enbridge looks to get ahead of climate change by burying pipeline under the Don; Laneway housing begins to take shape under Toronto’s new rules; and more news:

Construction firm closer to being banned from city contracts (Toronto Star)

Enbridge looks to get ahead of climate change by burying pipeline under the Don (CBC News)

Will the TTC Presto Project Ever End? (Steve Munro)

Laneway housing begins to take shape under Toronto’s new rules (Toronto Star)

Glitch in new Presto app can shut down systems, Toronto man warns (CBC News)

Broadview Station closed for a second straight day after another suspicious package found (Toronto Star)

Global news from our sister site, SkyriseCities.com:

Pininfarina Designs Highrise Tower for Limassol, Cyprus (Limassol)

Truman Development's West 17 Breaks Ground (Calgary)

Crane-Free Stantec Tower a Sight to Behold (Edmonton)

Quartet on the Rise in Vancouver's River District (Vancouver)

Just over three months remain until the third biennial edition of the Toronto of the Future exhibition lands at Metro Hall. Presented by Mizrahi Developments, co-hosted by the City, and sponsored in part by UrbanToronto, the week-long event running from June 25 to July 1 will highlight changing trends in the land development and architecture fields, including their impact on the growth of our city. 

Metro Hall in Downtown Toronto, image by Jack Landau

The event is inspired by the similar ‘Montréal du Futur®’ exhibition, held every two years since 2006. Like the Montréal-based event, Toronto of the Future will be showcasing the various under construction, approved, planned or envisioned projects set to reshape our city in the coming years, including commercial, residential, and institutional real estate projects as well as transportation/infrastructure.

Visitors attending will get the chance to check out 3D scale models, illustrations, renderings, and virtual presentations from top architects, contractors, developers, and government agencies, including the City Planning Division of the City of Toronto. The visual aspect of the exhibition will be complemented by educational talks and presentations from key business and civic organizations who contribute to the future development of the city.

Toronto of the Future 2019, image via TOTF.ca

Running from June 25 to July 1, 2019, in Metro Hall at 55 John St., the event is free to attend and is expected to draw in thousands of visitors during its week-long run. While the majority of the event is free to attend, Toronto of the Future will kick off with an official opening ceremony and reception on Monday, June 24 at Metro Hall featuring speeches and a symbolic ribbon-cutting ceremony. Tickets for the ceremony and following reception are available in limited quantity, priced at $200+tax.

You can share your comments using the section provided at the bottom of this page.

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A few kilometres from the recently-opened Vaughan Metropolitan Centre subway station, a cluster of residential towers will soon add new residents to Jane Street and Rutherford Road, steps from Vaughan Mills Mall. Set to eventually include three Graziani + Corazza Architects-designed condo towers, construction is already well underway for the first pair of towers at Park Avenue Place from Solmar Development Corporation.

Park Avenue Place 1 & 2, image courtesy of Solmar

Construction of the project's initial 20 and 23-storey towers started early in 2018, and the buildings will begin making their mark on the local skyline later this year. In the months since aerial photos of the site were captured in November, plenty more work has been carried out on the site’s underground levels, now practically complete.

Park Avenue Place 1 & 2 under construction, November 2018, image courtesy of Solmar

As construction heats up, just a few of the towers' units remain unspoken for, available in one-through-three-bedroom layouts, some with dens, including large ground-floor units featuring private terraces. Suite features include 9-to-10-foot ceiling heights, upgraded integrated kitchen appliances, and quartz or marble countertops throughout.

Two-bedroom suite at Park Avenue Place, image courtesy of Solmar

Residents will have access to a selection of common and amenity spaces, offering interiors designed by Hefele Makowka Design Associates and landscaping for outdoor spaces designed by Terraplan/Studio TLA. First impressions will be made via a grand two-storey lobby with a 24-hour concierge. The fitness centre is close by, while other social and entertainment amenities will include a theatre room, a party room with a bar and lounge, and outdoor terraces offering a barbecue area, gardens, a fire pit, and seating areas.

Lobby at Park Avenue Place, image courtesy of Solmar

Residents of Park Avenue Place will be within close range of transportation options including Highway 400 and the 407 ETR, the TTC Line 1 subway, and YRT buses including the rapid VIVA bus network. Along with parking and a storage locker that come with a unit, special incentives—including a reduced deposit structure—are available for purchasers. More details about remaining units are available at the project's presentation centre, located at 9291 Jane Street in Vaughan.

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

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Roughly a decade of non-stop growth has transformed Toronto's Entertainment District from a collection of night clubs and converted warehouses into the high-density mixed-use community we know today. New projects continue to add to the landscape, with the latest project to begin construction—known as Theatre District Residence and RIU Plaza Hotel—now underway at the corner of Widmer and Adelaide streets.

Looking southeast across the Theatre District site, image by Forum contributor Red Mars

The site of the two-tower Quadrangle-designed development for Plaza has been active for a few months now. Following the issuing of demolition and shoring permits, the project's temporary on-site presentation centre was demolished, clearing the way for the arrival of construction equipment to begin shoring work.

Looking northeast across the Theatre District site, image by Forum contributor Red Mars

A bright green GFL-branded shoring rig is now working away at the site to form the below-grade earth retention walls that will allow a safe excavation. During this phase, a series of boreholes will be drilled around the edges of the pit to be excavated. The boreholes will have steel I-beams and poured concrete lowered into them to create soldier piles. Aerial views of the site show bundles of hollow cylindrical steel tubes and I-beams awaiting use at the site's northwest corner.

Looking north over the Theatre District site, image by Forum contributor Russ P

Meanwhile, the drilling rig is working away on the initial boreholes at the northeast edge of the site around the former presentation centre footprint. Shoring and excavation will cover approximately three-quarters of the site, while the preserved Victorian townhome frontages at 10-20 Widmer Street will remain undisturbed by drilling and digging.

Shoring underway next to preserved Victorian townhome frontages, image by Forum contributor Red Mars

Rising 48 and 49 storeys into the Entertainment District skyline, the towers will introduce a combined 555 condominium units to the area, while the lower 28 levels of the 48-storey north tower will house the first Canadian location for Rui Plaza Hotels, set to contain 353 rooms.

Theatre District Residence & Riu Plaza Hotel, image courtesy of RIU

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

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New renderings have surfaced for a stacked townhouse proposal in Toronto's Summerhill neighbourhood. North Drive Investments is planning a 27-unit townhouse complex housing with 18 two-bedroom and 9 three-bedroom homes called Birch Avenue Townhomes for 26 trough 40 Birch Avenue just west of Yonge. The two-storey back-to-back units would front onto either Birch Avenue or the rear of the lot, abutting a number of low rise residential buildings. First and third floor corridors run through the centre of the building to provide access to units, while lower level units will also have direct entry from the sidewalk or landscaped rear lane. An underground garage will house mechanical equipment, storage and 58 parking spaces.

Evening Rendering of Birch Avenue Townhomes, image courtesy of Richard Wengle Architect

13 homes will be housed on the first level, the north facing units on this level will have access to patios and green space from the lot setbacks. 14 units will be found on the elevator-accessible upper levels; these suites will feature private rooftop terraces. Landscape design is by Janet Rosenberg + Studio.

Designed by Richard Wengle Architect, the building uses red brick, light grey stone, aluminium detailing around the windows, and a dark grey standing seam metal roof to pull off a classic, yet modern design. 

The north side of the building and residential patios, image courtesy of North Drive Developments

The building is still in the planning stages as a zoning amendment and site plan approval applications were filed last August. It would replace low-rise commercial/institutional buildings currently on site. The landscaped rear lane would provide access to the back gardens of homes on Alcorn Avenue to the north via gated entries in a privacy fence.

Earlier this year, a preliminary report was released by city planning outlining the different elements of the application under review and noted some of the current neighbouring residents' concerns with the project. According to Goldberg Group, the planning firm working on the project for North Drive, the proposed massing fits within the Neighbourhood’s official plan allowances.

Rendering of the south side of the building, fronting Birch Avenue, image courtesy of North Drive Developments

We will keep you updated as further details form for this project as it heads towards a planning approval and sales. In the meantime, visit the associated database file and Forum thread to learn more.

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While work progresses behind the scenes on the controversial Scarborough Subway Extension, planners at both the City of Toronto and Oxford Properties are cooking up their own master plans for what might accompany the new transit hub in Scarborough Centre. Recently, Toronto's Design Review Panel (DRP) was treated to presentations of two concurrent master plans for Scarborough Centre, both of which propose a significant amount of density for the suburban area.

Scarborough Centre is currently home to roughly 14,150 residents and over 15,800 jobs across its 180 hectares of land. For some perspectives, when superimposed over Downtown Toronto, Scarborough Centre would stretch from Richmond Street up to College Street, and would span from John Street all the way to Sherbourne Street. But this land is very sparsely populated in comparison with Downtown, consisting mainly of low-rise commercial buildings and expanses of surface parking lots, with the civic centre, parks, and various condo towers spread throughout. This, however, is set to change: the master plans in the works would more than double the number of residents living here and significantly increase the number of jobs, representing perhaps one of the most ambitious and largest redevelopments seen in Toronto to date.

Aerial view of Scarborough Centre, image courtesy of the City of Toronto.

City of Toronto: Scarborough Centre Focused Review

Facing increasing development pressure from the coming transit project, the City began working on a master plan for the area in Fall 2018. According to the City's master plan, "Scarborough Centre is envisioned as evolving from a suburban, car-centred commercial hub into a vibrant, urban, pedestrian-friendly, mixed-use community, anchored by transit, an enhanced public realm, and compact development". The master plan is centred around four principles: connectivity; nature, parks, and open spaces; design excellence and placemaking; and leveraging capital investments.

These four principles are to be embodied in seven big moves: focusing on sustainable and resilient design; expanding and strengthening the existing civic node; enhancing both north-south and east-west connections; enhancing and integrating with natural systems; creating community parks; creating neighbourhood parks and parkettes; and creating and integrating POPS and other open spaces into the public realm.

Preliminary public realm plan, image courtesy of the City of Toronto.

All of this is manifested in a much finer street grid than what is currently there, with plenty of residential development in the form of high-rise towers and mid-rise throughout. A network of parks and public spaces is envisioned across the area, with several nodes in the western portion of Scarborough Centre, along the southern edge between Ellesmere Road and the civic centre, and in the eastern portion along Highland Creek. Six character areas are also proposed, but were not described in detail.

Proposed character areas, image courtesy of the City of Toronto.

The City's master plan is still in the very early stages of design, but the DRP did not hold back in pushing the City to be more bold and imaginative with their proposed plan.

The Panel was pleased that the City was taking a public-realm-first approach with their master plan, but criticized the plan's lack of character and vision, claiming that "planning metrics have gotten ahead of form-making and character-making". They pointed out that the master plan was so far "absent of the testing of building typology, of diversity of uses, of diversity of affordability" that would really define the character of the neighbourhood, and that these metrics would help to better inform the public space requirements. Panel members stated that the master plan was too uniform, lacked any form of hierarchy, and lacked an understanding of scale.

Concept model of the civic node, image courtesy of the City of Toronto.

Panelists encouraged the City to be proactive about acquiring parkland, referencing Downtown Toronto of the 1970s, which was full of surface parking at the time that the municipal government failed to capitalize on to the point where there is a severe deficiency of parks and public space in the Downtown Core today. They also expressed dismay that the TTC seems to not be cooperating with their previous recommendations about creating more north-south connections across the trench that will become the bus bays of the transit hub; they encouraged the City to coordinate with the TTC to mitigate the negative impact of this trench.

The Panel summarized their commentary by pressing the City to "create a place that is a place of choice" and that, "if we only create areas where it's convenient and it's a great place to live because of transit or shopping, that won’t quite do it. It has to be compelling, you can’t have tactical solutions that don’t have vision".

Concept model of the transit node, image courtesy of the City of Toronto.

Oxford Properties: Scarborough Town Centre Master Plan

While the City is just beginning plans for Scarborough Centre, Oxford Properties have been working for the past two years on a comprehensive master plan for the Scarborough Town Centre mall (STC). Clocking in at over 1.6 million square feet of retail space, 23 million annual visitors, and over 4,200 employees, STC ranks within the top 10 largest shopping malls in Canada and occupies a full 40 hectares of land - roughly 20% of the total area of Scarborough Centre. The majority of this land is used for surface parking, and Oxford is looking to cash in on the coming subway station by redeveloping their underused property into a thriving mixed-use residential and retail-focused neighbourhood.

Aerial view of Scarborough Town Centre mall, image courtesy of Oxford Properties.

Oxford is working closely with the City and fortunately for both, the STC master plan fits nicely within the City's proposal, with a few minor differences that can be smoothed out. As Oxford has been working on this for quite a bit longer, more detail was presented for the DRP to review. The STC master plan is designed by Urban Strategies, along with Quadrangle and ABBARCH Architecture.

The basis of the STC master plan is that the shopping mall will remain and will be expanding outward over time, and Oxford would like to integrate other uses on top of the retail during this outward expansion. The master plan is thus considered an incremental build-out as market forces dictate, with the mall remaining the focal point of the neighbourhood. An incredible 36 towers ranging in height from 20 to 65 storeys are proposed throughout four distinct character areas, along with several mid-rises and lower-scale commercial and community buildings. Parking is sprinkled throughout each block, both in the form of underground garages and above-ground parkades, which are situated at the centre of the blocks and wrapped by retail and residential uses to mask them from view. More details of the master plan can be found in a previous article, here.

Summary of the master plan, image courtesy of Oxford Properties.

A finer street grid and a network of public spaces is imagined around the new STC, with three main squares around the mall: Market Plaza, an intimate, low-scale urban plaza at the entrance of the new subway station; the North Plaza, envisioned as having active and flexible uses; and the West Plaza, a pedestrian precinct providing active uses that will serve as a link to the residential area to the west. The master plan focuses on pedestrian and cycle-friendly design while still accommodating car uses, as it is expected that the new neighbourhood and expanded mall will continue to attract visitors to the area from the suburbs.

Panel members were overall pleased with the progress on the STC master plan, but offered some advice to improve it and turn it into a more successful neighbourhood. They applauded the plan for the character districts and the level of attention given to the public realm, however, they were less convinced of the success of the residential areas around, and questioned whether there were enough parks and public space afforded to the number of new residences proposed. They also pushed for more of a hierarchy in the public realm, with grander central public spaces mixed with more intimate, smaller-scale parks and plazas.

Diagram showing distribution of parks and public realm, image courtesy of Oxford Properties.

The Panel was very critical of the proposed built form, expressing disappointment in the use of the typical tower-on-parkade model. They urged the design team to explore different building typologies, saying that the tower-and-podium should be used but be "not as rampant", and took issue with using the towers as a buffer along the 401 to shield the public park to the south. They concluded that "there was not enough diversity of form and affordability and character to make this place what it needs to be".

Diagram showing distribution of built form, image courtesy of Oxford Properties.

A final point from the DRP was to include a phasing plan for the STC redevelopment. Since the full build out is likely to be 25 years or more, things can change significantly during that time, so detailing the phasing of the master plan would help to ensure that the essential pieces for a complete community are included.

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After reviewing both master plans, the DRP expressed their excitement that Scarborough Centre could one day become the next great urban destination in Toronto. They cautioned, however, that neither of these plans were quite at the level of excellence needed to become a truly unique place, and that more work needs to be done. But they hailed the master plans as a "terrific first step", and a "good starting point to make this into a real community".

We will keep you updated as the master plans for Scarborough Centre continue to evolve, but in the meantime, you can tell us what you think by checking out the associated Forum thread for the subway station plan, or by leaving a comment in the space provided on this page.

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Today's Photo of the Day takes us to a balcony at the Burano condominium tower on Bay Street for a view of northern Downtown Toronto. Captured by Forum contributor Larissa Doherty, this shot is centred on the rising Wellesley on the Park condo tower, which will stand 60 storeys over Wellesley Street once the tower tops out later this year.

View from a condo balcony at Burano, image by Forum contributor Larissa Doherty

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 our Instagram or UrbanToronto Flickr Pool for your chance to be featured on our Front Page. 

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Forme Development principals ordered to be more forthcoming with receiver after attempting to sell assets; Housing advocates, landlords praise loosened rules proposed for secondary suites; Another GTA condo development bites the dust; and more news:

Forme Development principals ordered to be more forthcoming with receiver after attempting to sell assets (Globe and Mail)

Housing advocates, landlords praise loosened rules proposed for secondary suites (CBC News)

Another GTA condo development bites the dust: Diam cancels Danforth building (Globe and Mail)

TTC 2019 Fleet and Capacity Plans Part I: Subway (Steve Munro)

Inside a trippy neon sign studio in Leslieville (Toronto Life)

Riverdale neighbours rally against rooming house 'renoviction'(Toronto.com)

Global news from our sister site, SkyriseCities.com:

Images Highlight Completed Auberge Beach Residences & Spa (Fort Lauderdale)

RNSDQR's Grow Tops Off in Bankview (Calgary)

Mayor Don Iveson Launches "Ask About Edmonton" Campaign (Edmonton)

MODE Launches in Style in Vancouver's River District (Calgary)

South Etobicoke's Long Branch community has always been about its connection with Lake Ontario's shoreline; the neighbourhood started as a cottage getaway for Torontonians in the late 1800s, and was named after a seaside summer resort town in New Jersey. Currently populated by a mix of quaint single-family homes and mid-century apartment buildings, a new housing typology is coming to the area through the Longhaven Towns project by Inmino Developments.

Longhaven Towns, image courtesy of Inmino Developments

Planned to rise at Lake Shore Boulevard West and Long Branch Avenue, the Guthrie Muscovitch Architects-designed development will consist of two four-storey buildings containing a limited collection of 28 luxury stacked townhomes. Priced starting in the $600,000s, the project's units are available in two and three-bedroom layouts ranging from 1,006 ft² to 1,543 ft² in area. Renderings show off kitchens by Scavolini featuring Miele appliances.

Suite interior at Longhaven Towns, image courtesy of Inmino Developments

While some of the suites feature private rooftop terraces, all residents of the development will have access to a selection of outdoor amenity spaces with landscaping by Popovich Associates. These are set to include a landscaped courtyard, a barbecue and picnic area, and a children's' playground with a seating area.

Rooftop terrace at Longhaven Towns, image courtesy of Inmino Developments

The project will put its residents within walking range of Long Branch GO station, offering a 35-minute commute to Union Station in Downtown Toronto. By car, Longhaven Towns’ residents will only have to travel 17 minutes to reach the heart of the city in good traffic, and just 14 minutes to Pearson International Airport.

Longhaven Towns, image courtesy of Inmino Developments

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

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As a housing crisis grows more urgent across the region, the City of Toronto's 2016-approved Open Door Affordable Housing Program is finally starting to net results. The program aims to incentivize affordable housing construction by providing financial contributions and tax cuts for developers. One result is a newly submitted application for an affordable housing project at 2667 Kipling Avenue, a short distance north of Finch Avenue West in Etobicoke's Rexdale area. The property borders on verdant public parkland of the Humber Valley.

Site of 2667 Kipling, image via submission to City of Toronto

The application seeks rezoning to permit a 12-storey rental apartment building which would reach a height of 40.8 metres measured to the top of a mechanical penthouse level. The Turner Fleischer Architects-designed infill building would create a street wall along Kipling Avenue at what is a Tower-in-the-Park style complex currently consisting of two rental towers owned by Humber Properties.

2667 Kipling, image via submission to City of Toronto

The building's ground level would meet Kipling Avenue with 423 m² of retail space and a 123 m² medical centre. An additional 434 m² on the second floor is to be used for the medical centre, while 590 m² of space will be indoor amenities for the residential units above. 

Above, the tower houses 120 affordable rental apartments. The project is unique in its unit count, which proposes entirely multi-bedroom layouts and no studio or one-bedroom floorplans, including 303 two-bedroom units with average sizes of 78 m², and 272 three-bedroom units with average sizes of 111 m².

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

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UrbanToronto has a new way you can track projects through the planning process on a daily basis. Sign up for a free trial of our New Development Insider here.