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New Condo Developments

What Are They Building at Glencairn and Marlee? 831 Glencairn Ave

Marlee Avenue is gearing up for another condo development! An application was submitted with plans for an 11 storey development at the South West corner of Marlee and Glencairn (831 Glencairn).  The application was submitted by Masseto Homes Inc and Chestnut Hill Developments (who also built The Address Of Highpark and Life Condos).  Plans are calling for an 11 storey midrise, with 224 units proposed!

Who Is Building The Condo at Glencairn and Marlee?

The project is being developed by Chestnut Hill Developments and Masseto Homes Inc.  The building is being designed by  Kirkor Architect + Planners and the application was submitted by Weston Consulting.

What Will the Condos at 831 Glencairn Look Like?

Early renderings depict an 11 storey mid-rise building, with commercial units on the main floor and residential units above.  The commercial component of the building will face Marlee, with the residents accessing the entrance from Hillmount and Glencairn Ave.

The building will have a “set-back” design and with an angular plane from the neighbouring properties to the west. Each residential floor would contain between 8 – 33 units (with fewer units on higher floors).  Renderings also show floor to ceiling windows, with balconies or terraces for most units! You can view more renderings below:

What is Currently on Site?

The future condo is being proposed on the commercial lands known as 831, 833, and 837 Glencairn Avenue and the residential addresses located at 278, 280 and 282 Hillmount Avenue.

What Type of Layouts Will 831 Glencairn Ave Have?

Plans are calling for a total of 224 units, with the following unit breakdown:

167 One Bedroom units
35 Two Bedroom units
12 Three Bedroom units

The proposal also states: the site would be served by 190 parking spaces, with 168 dedicated to long-term residential use and the remaining 22 for visitors. 185 of these spaces are to be housed in a two-level underground garage, with the remaining five to be located at grade. Bicycle parking would also be provided, with 179 spaces in the underground levels and 51 at grade.

What Amenities Will the Building Have?

Details are still sparse in terms of the exact amenities the building will have, but according to the proposal, they will be located on the 11th floor.

When Will 831 Glencairn Ave Be Built?

The development proposal was submitted on June 27th 2018.  The project is still in its very early stages but is one we’ll be following closely… Check back often for updates!

Our Thoughts on the Project

This is the second midrise development proposal on Marlee, with the first, located on the opposite corner at 529-543 Marlee Ave.  The proximity to Glencairn Subway Station makes this development very transit friendly.  The area is ripe for development, but with many of the homes starting at $1.5 million and up, affordability is a big hurdle for most.  A project like this is great for first time home buyers looking to live in the area.  We also like the mix of 3 bedroom units, perfect for the older generation of residents looking to downsize!

Interested in Purchasing at 831 Glencairn Ave?

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    Categories
    New Condo Developments

    What Are they Building at 529-543 Marlee Ave? 819 Glencairn Ave.

    More changes are coming to Marlee Ave! An application has been submitted by KFA Architects and Planners on behalf of 809726 Ontario Ltd to build a 9 storey, residential condo on the corner of Marlee and Glencairn.

    Where Will the Condo be Built?

    The lot is located on the North East corner of Marlee and Glencairn. The application was submitted to re-develop the addresses known as 529, 537, 539, 541 and 543 Marlee Avenue as well as 811 and 813 Glencairn Ave. For application purposes, the building is referred to 819 Glencarin Ave – but that name may change as the approval process progresses.
     

    What is Currently on Site?

    The lot is occupied by a three strorey mixed use building with commercial uses at grade and walk-up apartments above. 
    Sidenote: we know this corner very well, as we’ve had many dinners at Li Cheng’s!

    How Many Units Will be Built?

    The current application calls for 84 residential units with retail at grade. The retail space can be divided into a variety of options, from 1 large unit to 6 smaller ones.

    What Type of Layouts Will 819 Glencarin Ave Have?

    The current proposal is calling for:
    28 one bedroom units
    24 one bedroom and den units
    28 two bedroom units
    2 two bedroom and den units
    2 three bedroom units

    What Will The Project Look Like?

    What Amenities Will the Building Have?

    Plans are calling for a gym and party room along with a shared outdoor balcony.

    Will the Condo have Parking?

    Three levels of underground parking will be included in the design, along with 79 parking space with two spaces for commercial use and eight for visitors. They will also have bicycle parking off of the main level.

    When Will 819 Glencairn Ave Be Built?

    Plans were submitted to the city in September 2017 and the first community consultation meeting was in January 2018.  There was a lot of community push back and a many changes suggested to the overall project.  As more info is known, we’ll update the blog!

    Our Thoughts on the Project

    Marlee Ave is ripe for development – it has the vibe, feel and potential to become “The Ossington” of midtown! This application is the second of the year for the strip (first being a series of stacked townhomes at Wenderly Ave), and atleast to us, a welcomed addition to the area.  

    In January 2018, we attended the community consultation and unfortunately many in the room didn’t share the same enthusiasm for the project as we did!  There was a small handful of the usuals who flat out wanted no changes whatsoever.  BUT there was also a larger group that were open to redevelopment, so long the height was brought down.  

    Personally, we think 9 storeys is perfect for the area! A short walk south on Marlee is where you’ll find several condos, built in the 70’s, with heights of over 20 storeys tall. We also like the use of red brick for the exterior, helps set it apart from yet another boring glass building.  

    From the sounds of it, it looks like the architects will be going back to the drawing board to makes changes to the proposal. Be sure to check back as we’ll be providing updates as more is known!

    Categories
    Advice for Landlords

    A Summary of Kathleen Wynnes Changes to the Real Estate Market in Toronto

    Premier Kathleen Wynne, Finance Minister Charles Sousa and Housing Minister Chris Ballard announced plans to cool Ontario’s housing market.  We’ve summarized the proposed changes, and included our thoughts on how it we feel it impact the market:

    Rent Control For All Tenants

    Current rent controls, only apply to properties built prior to 1991 leaving many of Torontos downtown condos exempt from increase limits (currently set at the rate of inflation). The new proposals will now cover all properties regardless of when they were built.  

    They are also looking into unlocking provincially owned surplus lands that could be used for affordable and rental housing development and a $125-million, five-year program to encourage the construction of new purpose-built rental apartment buildings by rebating a portion of development charges. 

    These steps won’t really do much to add to the current lack of supply, and with the introduction of rent controls, will probably deter developers from ever actually building new rental stock.

    I do think that rent controls are needed, but at rate higher than just inflation – something as simple as inflation plus 5% would result in only a $140 rate increase/month on a $2000 rental.  I was hoping the Liberal government would have introduced some controls on Hydro and Heat costs to help with monthly affordability for all!

    Standardized Lease Document for all Tenants

    This was briefly mentioned in todays announcement – Its purpose was to ensure “illegal terms and conditions” were not included in leases. I’m not entirely sure how they plan on handling this one as the Landlord and Tenant Board already has pretty specific guidelines that cover what can and can’t be included in leases.  Also, every rental provides its own unique set of challenges that require the crafting of pretty specific clauses. To have a standardized lease could leave both sides unprotected!

    An Assignment Ban

    The government wants to ban speculators from assigning their pre construction purchases before completion. It’s not clear how they plan on qualifying someone as a speculator vs. a buyer who’s outgrown their space before the project completes.

    A typical project takes about 2-5 years to complete and in that time things can change.  I’ve worked with several buyers that have outgrew their initial purchase and wanted to sell before the project closed.  When buyers take this route, the often sell at less than market value, but for more than their original purchase price.

    We don’t see very many properties sell by way of assignment as they are often tricky to complete and require builders approval before the sale can be finalized.  Those that do sell, often sell for less than market value (which helps those trying to get into the market)- so I’m not really sure how this will help with affordability.

    Speculation Tax for Non-Resident Foreigners

    Several reporters at todays announcement asked the officials for data to back up the claim that foreigners are buying up all these properties – but each time the question was avoided.  In reality, the government doesn’t currently collect this information. As part of todays announcements, all purchasers will now have to reveal their citizenship and where they live. Buyers will also have to disclose if the property will be used as primary residence or investment (something we already have to do when applying for a mortgage)

    They also planned to introduce a 15 per cent tax on home purchases by non-resident foreigners… but of course, since they currently don’t have any real data on exactly how many foreigners are actually buying property at the moment – it’s hard to say if this actually take any competition out of the market.

    Final Thoughts

    I’m a bit relived that these aren’t the catastrophic changes some have speculated may happen. “This plan balances those needs to stabilize the market and prevent a sharp correction that would be harmful to everyone,” said Wynne. My take is that ultimately these measures won’t bring much change to Torontos real estate market. 

    If you’re a buyer, things won’t be getting any easier anytime soon. You’ll still be faced with 5-20 people bidding for your “dream home”, with or without the foreigner tax.

    Sellers, the climb continues (unless you’re trying to sell an assignment). Economics 101 teaches us that this price increase is fueled by a lack of supply and a ton of demand.  

    Renters of properties built after 1991 who haven’t received a rent increase in the last 12 months – expect a price bump in the coming weeks.

    Categories
    Architecture New Condo Developments

    3140-3170 Dufferin St. To Be Redeveloped

    What Do They Want to Build at 3140-3170 Dufferin Street and 60-68 Apex Road?

    Add another application to the developing Dufferin St strip! In 2015, RioCan submitted an application to amend the Official Plan at 3140-3170 Dufferin Street and 60-68 Apex Road.  Currently the site is home to TD Canada Trust, Staples, Tim Hortons and Swiss Chalet… but if all goes according to plan, 2 new condo towers will be built on the site.

    The application is calling for two mixed-use buildings of 28 and 22 storeys separated by a new public road. The proposed redevelopment will include 578 residential units and 5,632 square metres (60,622 square feet) of at grade retail space. It will also include 878 parking spaces, 1135 bicycle parking spaces and even a new public park as part of the redevelopment. Below are some early drawings of what the development may look like:

    3140 Dufferin St 3140 Dufferin St


    According to the proposal, the building will look as follows:

    Building One

    Building One (or Block 1), will front on Dufferin Street, will include the development of a 22-storey mixed use building with 263 residential units and 4,848 square metres (52,183 square feet) of grade-related retail and service commercial space.The building will consist of a 5-storey podium along all street frontages, an 8-storey mid-rise component along Dufferin Street and a 17-storey tower component above the 5-storey podium. The podium transitions to a mid-rise component for Levels 6, 7 and 8 located along the Dufferin Street, providing an outdoor amenity area in the northwest quadrant of the 6th level.

    A total of 263 units are provided within Block 1, including 92 one-bedroom units, 136 two-bedroom units, 27 three-bedroom units, and 8 live-work units. Amenity spaces are provided on Levels 6, 9, 14 and 18. In total, Block 1 includes 617 square metres of indoor amenity space and 1,869 square metres of outdoor amenity space.

    The building includes two levels of underground parking and parking areas central to Levels 2-5, accommodating a total of 444 parking spaces. A total of 667 bicycle parking spaces are provided.

    Building Two

    Building Two (or Block 2) 

    Block 2, located West of Building One, will have a site area of 4,470 square metres (excluding the public park and half of the northsouth public road) and will include the development of a 28-storey mixed use building with 315 residential units and 784 square metres (8,442 square feet) of grade-related retail and service commercial space.  The building will consist of a 6-storey podium and a 22-storey tower. 

    The ground floor includes two retail units, one along Apex Road and the other in the northeast corner of the building. The residential lobby has frontage on the proposed new public street located south of the retail unit. The ground floor also includes 10 townhouse units within the podium that front onto the proposed new public park and 6 live/work units within the podium that front the proposed new public street, between the residential lobby and retail unit. The interior of the ground floor is utilized for bicycle parking, waste facilities, elevators and stairs, all accessed by a central hallway. The remainder of the podium (Levels 2-6) is occupied by residential units along the perimeter and a double-height fitness area on Levels 2/3.

    Residential units within the podium are accessed by a central hallway connected to the centralized elevators and stairs. An outdoor amenity area is located on Level 4. Additional indoor and outdoor amenity space is provided on Level 9, 14 and 18. The top of the podium, at Level 7, is utilized for a green roof. The tower contains residential units accessed by a central hallway, which is connected to centralized elevators and stairways. The proposed height to the top of the 28th floor is 89.0 metres, with a height of 95.0 metres to the top of the elevator overrun/rooftop mechanical. 

    A total of 315 units are provided within Block 2, including 8 bachelor units, 99 one-bedroom units, 149 two-bedroom units, 53 three-bedroom units, and 6 live-work units. Amenity spaces are provided on Levels 2, 4, 9, 14, and 18. In total, Block 2 includes 1,309 square metres of indoor amenity space and 1,012 square metres of outdoor amenity space.

    My Thoughts on the Proposal

    The success of the Treviso development is proof that Dufferin, North of Lawrence is ripe for development! The west side of Dufferin has much larger lots than the East, and I think utilizing the lands make most sense.  The retail at grade helps keep business in the area, and the towers above can add to the shortage of housing options in both the city – and the Dufferin and Lawrence neighbourhood.  In the City report, there were a lot of items that needed addressing, but my hopes is that they all get sorted out and the Dufferin strip continues to develop!

    Categories
    Architecture New Condo Developments

    Holiday Inn at Dufferin and Wilson to Become Condos

    An application has been submitted to the City of Toronto to redevelop the Holiday Inn Hotel at Dufferin and Wilson!  The site, located at 3450 Dufferin Street, is located across from the Yorkdale Mall and sits on roughly 20,500 square meters of land. On it sits the Holiday Inn Hotel, but if all goes as planned – it will soon be home to 3 condos towers and a new neighbouhood park!

    Holiday Inn Yorkdale

    What Do They Want to Build at 3450 Dufferin St?

    The proposal is calling for a mixed-use development that will include: 3 towers (with heights of 37, 33, and 29 storeys), townhouse units, a new hotel, a restaurant and a 1800 sq.m of public parks! 

    Once complete, the site will be home to 1044 residential suites! Layouts will include studios, 1 bedroom, 1 bedroom + den, 2 bedroom, 3 bedroom and townhouse units at the base of the buildings. According to the application, the breakdown of units is as follow:

    Building A will contain 257 residential units with 214 being 1 bedroom plus den units and 43 being 2 bedroom units. This building will also contain 255 hotel rooms.  Guests and residents will have separate amenity spaces.

    Building B will contain 352 residential units with 104 1 bedroom units, 183 1 bedroom + den units, 56 2 bedroom units, 6 3 bedroom units and 3 townhouse units.

    Building C will contain 353 residential units with 27 studio units, 82 1 bedroom units, 108 1 bedroom plus den units, 98 2 bedroom units, 23 3 bedroom units and 15 townhouse units.

    Building D will contain 82 residential units with 4 studio units, 24 1 bedroom units, 28 1 bedroom plus den units, 12 two bedroom units, 8 3 bedroom units and 6 townhouse units. Building B and D will be connected.

    This proposal was just for the Holiday Inn site – the Honda Dealership to the south is not part of the planned development.

    Please keep in mind that this is just an application, and that these unit distributions can change! Below is a sitemap where the proposed buildings would be positioned along with some elevations from various directions!

    3450 Dufferin St

    3450 Dufferin St 3450 Dufferin St 3450 Dufferin St 3450 Dufferin St

    My Thoughts on the Proposal

    The Holiday Inn at Dufferin and Wilson has a special place in my heart – when we were kids, my parents used to rent a hotel there every year for New Years Eve – but things change, and the city is growing.  I think the timing of this development is perfect and a welcomed addition to the Dufferin and Lawrence neighbourhod.  The west side of Dufferin has much deeper lots that the east, which allow for projects like this to be possible.  With Treviso at the south end of the strip, and this project potentially to the north – it’ll form a gateway of sorts for future developments along Dufferin… and the neighbourhood gets a new public part in the process.

    I’ll be updating the blog with information as more is officially released!

    Categories
    Architecture New Condo Developments

    What Are They Building at 3019 Dufferin Street?

    A Proposed 8-Storey Condo is Planned for Dufferin and Claver

    The Dufferin and Lawrence neighbourhood continues to grow, as another application has been submitted for a low-rise development! The proposal is calling for an 8-storey mixed-use building that will one day be home to 105 units residential units, and retail space on the ground floor.

    The site itself is pretty near and dear to me on a personal level – my father used to work at the address when it was a Post Office.  Today, the main floor leased to ARD Outdoors  with the lower level home to the Uptown Power Station (my local gym thats been whipping me into shape – thank you spin classes). Below is what the address currently looks like:

    3019 Dufferin St

    What are the Future Plans for 3019 Dufferin St?

    The application is calling for the demolition of the current structure and the development of an 8 storey midrise condo. The building will have a total of 105 residential units and a tiered terrace along the southeastern portion of the building, (from floors 3-8 with), a wrap-around terrace on floor 7 and a rooftop amenity area. Below the building will be two levels of parking and enough space for 100 parking spaces along with 106 bicycle parking spaces!

    What Will The Development Look Like?

    The application included several renderings from the different elevations of the building,  I’ve included them below:

    3019 Dufferin St 3019 Dufferin St 3019 Dufferin St 3019 Dufferin St

    Bedroom Layouts and Amenity Spaces

    The building will be comprised of:

    • 10 bachelor units
    • 61 one-bedroom units
    • 27 one-bedroom plus den units
    • 5 two bedroom units
    • 2 two-bedroom plus den units

    A portion of the units will contain private balconies and terraces as well as shared rooftop space.  According to the application: A total of 394.3 square metres of outdoor amenity space will be provided on the rooftop and 210.8 square metres of indoor amenity space will be distributed within two rooms on the ground and second floors of the building.

    I’ll be updating the blog with information as more is officially released!