DavidCapizzano
Senior Member
No application yet but saw this on Linkedin - looks to be the gas station site on the east side of Keel just north of Dundas
Toronto 403 Keele | 35.3m | 11s | Core Development | Studio JCI
- Thread starter DavidCapizzano
- Start date
concrete_and_light
Active Member
Looks great IMO I'm glad to see another (precast at least) brick situation in the Junction. The texture is nice and I like the ridges and inset layers in the brick giving it depth and expression.
Hopefully this can help connect and tame the kinda hostile streetscape of this stretch between Dundas and the underpass. More landscaping or hardscaping on the street side could help as well to soften the street which is very loud and furious around here. The trees are good, though I don't think the trees up the street on the same side in front of the building by the railway tracks are doing too well from my memory (and at least on streetview they don't look well established) and hopefully these will do better.
Hopefully this can help connect and tame the kinda hostile streetscape of this stretch between Dundas and the underpass. More landscaping or hardscaping on the street side could help as well to soften the street which is very loud and furious around here. The trees are good, though I don't think the trees up the street on the same side in front of the building by the railway tracks are doing too well from my memory (and at least on streetview they don't look well established) and hopefully these will do better.
Northern Light
Superstar
Ahh, the Canadian Tire gas bar site.
Aerial pic of the gas bar site itself. (as we don't yet know if this includes any additional properties)
This is very large footpint as is; so I'm not sure they need to acquire any of the properties on Heintzman Street.
This is ~25000ft2.
*****
I'll go further, based on the suggested development footprint of 140,000ft2, unless there is a large park dedication in the proposal, additional properties seem unlikely. Though I suppose it depends on how much transitioning is being done on the east side.
cd concept
Senior Member
Nice looking rendering! Lot of detail on the podium's reddish orange columns etc part plus the rounded corners really makes the building pop out! As seen in the photo up above.
AlbertC
Superstar
Would definitely be a welcomed addition along this part of Keele. Along with the Stockton project across the street, they should help form a more cohesive streetscape at the northern gateway to the Junction area.
junctionist
Senior Member
Fantastic news. The gas station is an impediment to making Keele Street a vibrant mixed-use extension of the Dundas West commercial area in the Junction. It always felt out of place in this historic Victorian area.
I was hoping that the redevelopment of the site would include the ugly apartment building next door with the strip mall-style parking in front. But I'm glad that the iconic former Bank of Toronto, which was designed by Eustace Bird and New York's Carrere and Hastings isn't being touched (for now).
There's little to no fight to even put up on their part. It's a prime development site on a mixed-use street with an existing high-rise building next door. The proposed building isn't even a high-rise. Plus, their property values will probably benefit from not having a gas station next door, which is a turn off for many buyers.
I was hoping that the redevelopment of the site would include the ugly apartment building next door with the strip mall-style parking in front. But I'm glad that the iconic former Bank of Toronto, which was designed by Eustace Bird and New York's Carrere and Hastings isn't being touched (for now).
There's little to no fight to even put up on their part. It's a prime development site on a mixed-use street with an existing high-rise building next door. The proposed building isn't even a high-rise. Plus, their property values will probably benefit from not having a gas station next door, which is a turn off for many buyers.
Towered
Senior Member
Nobody is entitled to a "view" in perpetuity.
Northern Light
Superstar
Irrespective of the merits in general, or how you may perceive them; this City rezones on an exceedingly regular basis.
Far from being exceptional, or extraordinary, it's literally routine in Toronto.
Zoning is not immutable anywhere; but of all places, most certainly not Toronto.
As noted above by others, views are routinely taken away in this city, including Lake views that were expressly paid for and desired by existing residents.
There is no legal protection for views in general. There are a few limited 'view corridor' protections, but none that would apply here to my knowledge.
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concrete_and_light
Active Member
You say "our" so it seems like you are among the residents. Why do you think it's an appropriate action to take to spend your energy fighting increased housing all just so that it doesn't partially block the view in your adjacent high-density housing? You live in a city in a building bigger than anything else in the area and you think it's appropriate to pull up the ladder after you and block any other housing in that context? Really, how do you justify this? During a housing crisis. What makes your "prime lake views" more valuable than housing for people? It's just so hard for me to understand this kind of self-centred mindset.
Luckily you don't have any veto over this and even if you fight you will likely lose. There is no need for the 30% of owners in that building to to be convinced or to give their approval for this to move forward.
This is patronizing. People on here know a lot about these things. If you're looking to have a discussion grounded in the legal realities that govern development in this city and about the development process you're going to find (as you already are above) that you have some formidably knowledgable opponents here.
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The Heintzman Place project you live in required both Official Plan and Zoning By-law amendments so that it could be built. The first ZBA only took the tallest building to 16 storeys, so it required yet another amendment to take it to 23 storeys.
You can start the trail here. Have fun throwing rocks from your glass house (despite its masonry exterior).
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Towered
Senior Member
The gas station is closed and has already been fenced off! 
Towered
Senior Member
Your building ruined the views of the Junction for the houses to the north.
Northern Light
Superstar
His post wasn't confrontational.
Nor is he the one looking to develop the property.
He's simply showing the limitation of your perception.
There was always a before. Change is a constant.
Not all change is good; and not all good change is welcome.
While @Towered is not the predator.........
And prey may may sometimes win................
Where what you mean by prey is the neighbours of a proposed development..................you'd be right that opposition can be successfully mounted.
However, if you're looking at recent history, I would suggest to you the odds of outright scuttling this are fairly remote, relatively few proposals are turned down outright at OLT (Ontario Land Tribunal).
As such, even were you and your neighbours able to get the City to vote 'no'; you would likely still see this approved at OLT.
Please note, that isn't a position on my part; it's a description of the process through which literally hundreds of other developments have gone.
I think you may find more success if, upon actually seeing the proposal, you consider ways it might be improved; and what benefits you and the community writ large might obtain from the developer in exchange for the building
going forward. (parks expansion/enhancement, streetscape improvements, childcare facilities etc etc.)
You may well be able to secure benefits or changes which would ameliorate your quality of life and contribute to the appreciation (financial gain) of your properties.
Where a focus on opposing anything is a high risk - low reward game.
But that's just a suggestion, and take it or leave it as you wish.
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AlbertC
Superstar
Current view of the site:
