Toronto 1117 Danforth Avenue | 48.98m | 14s | Houselink & Mainstay | Studio JCI

[Northern Light]

This is a redux and expansion of affordable housing at the above address on Danforth. It will replace a lowrise affordable housing building with this new 14s proposal.

Site as is:

Application:

Application Details

www.toronto.ca

Proposal:

* Note that this is only the panel/section to the left/east of the funeral home, but is being made to fit with the proposal to the west at 1111 Danforth, also designed by Studio JCI.

Site Plan:

Ground Floor Plan:

Stats:

FSI: 8.99

Units: 106

@Paclo is duly flagged; as is @HousingNowTO

Commentary:

There's nothing to dislike about this at all; except......

My only complaint is this doesn't incorporate the City-owned lands to the immediate east, and the LCBO and parking thereafter. Now, that can be its own stand-alone site..........except....

Notice that the east elevation here is not blank wall, which means separation distance will apply to any development on lands to the east.

Discussion of this site and those issues began in the 1111 Danforth thread, with this post, here:

1111 Danforth Avenue | 32.3m | 9s | Core Development | Studio JCI

Families next to people renting out studio apartments. Kind of interesting combo of demographics being targeted as the prospective tenant mix. Average unit size is 509 sf, due to the high number of studios. I'm not sure I have seen any other mid-rise building proposed like this, especially at a...

urbantoronto.ca

 

[HousingNowTO]

Of the 106 units, 27 are replacement of existing units.

79 Units are net new.

Proposed unit-mix includes 37 larger units at 2 or 3 Bedrooms.

"Houselink and Mainstay Community Housing is Toronto’s leading non-profit supportive housing agency. We currently manage nearly 60 residential locations and more than 1,100 units across the City of Toronto."

Houselink & Mainstay, Toronto’s largest non-profit housing agency

Houselink & Mainstay is Toronto’s largest non-profit housing agency. We currently manage nearly 60 residential locations and more than 1,100 units across the City of Toronto.

www.hlms.ca

 

[Northern Light]

I should have mentioned in the original post, as I think @HousingNowTO in particular will find this of interest; the detailed docs show that this is being built directly over subway tunnel connection to Greenwood yard.

Which shows that that is not an impairment for lands to the east.

 

[HousingNowTO]

I should have mentioned in the original post, as I think @HousingNowTO in particular will find this of interest; the detailed docs show that this is being built directly over subway tunnel connection to Greenwood yard.

Which shows that that is not an impairment for lands to the east.

That is very interesting... and underlines the questions about why the city-owned daycare lands are not under consideration for inclusion..?

 

[Northern Light]

That is very interesting... and underlines the questions about why the city-owned daycare lands are not under consideration for inclusion..?

From the Planning Report:

I've blown up the Site Plan drawing referenced above so you can see the tunnel (dashed line coming in from the left)

Here's the other part of the TTC's Y - tunnel, under the City owned parcel to the east: (dashed line coming in from the right is the western tunnel wall)

 

[christiesplits]

Overall, I like the proposal. I'm happy to see the replacement of the current units, and 14 storeys is taller than the height for the current and proposed mid-rises on the Danforth. For me, 14 storeys is the "sweet spot" for development along the Danny, outside of the TOCs. The preservation of the funeral home, while not particularly significant, does help break up the massing at street level.

 

[artyboy123]

1117 Danforth Avenue

24 120936 STE 14 OZ

Doris Ho

2024-03-27

Register

6 p.m. – 8 p.m.

 

[Marccram]

The original moment of tunnel building.\r\nBoring and placing soldier piles between Chatham Avenue and Danforth Avenue November 12, 1963 Fonds 16, Series 2161, File 381, Item 5012.jpg

 

[Northern Light]

Excellent find/contribution @Marccram

Interesting there to see Danforth, with PCCs running, sitting on Steel Girders.

Greenwood Towers not yet built and a clear view to Danforth Tech from this site.

 

[HousingNowTO]

A pristine un-graffitied NOTICE board in its natural environment -- a sadly bleak, low-rise stretch of DANFORTH AVE located a 300-M walk from a 60+ year-old underground subway station...

 

[Natika33]

That stretch is currently a bit desolate to walk along due to the lack of retail. Am I wrong in understanding the new proposal is the same?

 

[Northern Light]

That stretch is currently a bit desolate to walk along due to the lack of retail. Am I wrong in understanding the new proposal is the same?

Yes, you are wrong.

This building at the east end of the row will have one retail space, the rest of the building, discussed in the 1111 Danforth thread will also have retail along its Danforth frontage.

 

[Natika33]

Yes, you are wrong.

This building at the east end of the row will have one retail space, the rest of the building, discussed in the 1111 Danforth thread will also have retail along its Danforth frontage.

Awesome! Thank you!

 

[HousingNowTO]

In response to social-media questions about these sites and their co-build project on DANFORTH, here is our HNTO "explain it to your Grandma" edited visual of the render...

 

[TwinHuey]

March 23