Toronto 7 Vanauley | 18.73m | 6s | YMCA | CMV

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Northern Light

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New app in the AIC for this site.


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Development Applications

City Planning COA Application Information Center
app.toronto.ca

Aerial Pic:

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This proposal has a tiny floor plate. Average number of units per floor is 5, and average unit size ~50M2 based on the above.

I assume from the description this will all fit on the adjacent parking north and west of the building, on the north side of the laneway.
 
Funded by the Feds this morning; along with a small 12-unit development at 393 Dundas East.

www.toronto.ca

City of Toronto receives Government of Canada funding to create 43 new deeply affordable and supportive homes

News Release November 6, 2023 Today, Mayor Chow joined the Honourable Marci Ien, Minister for Women and Gender Equality and Youth, to announce a funding allocation for 43 deeply affordable supportive homes as part of the third phase of the federal Rapid Housing Initiative (RHI), a capital...
www.toronto.ca www.toronto.ca
 
assemblycorp.ca

7 Vanauley Street, Alexandra Park

assemblycorp.ca assemblycorp.ca


7 Vanauley Street, Alexandra Park

Client: YMCA of Greater Toronto
Application: Affordable Housing for 2SLGBTQ+ youth who are experiencing, or at risk of experiencing homelessness.
Location: Toronto, ON
Size: 18,354 Square Feet
Storeys: 6
Units: 31
Duration: In Progress
Execution Team: Assembly Corp., mcCallumSather, Fab Structures, Loftin Construction, Hammerschlag & Joffe Mechanical, Birnie Electrical Engineers, Birnie Electric Limited, Aspect Structural Engineers, Onyx Mechanical, Quinn Design Associates Inc., CivilGo Engineering.


7vanau.jpg
 
With respect to the height here, 6 storeys is something of a rubicon at this scale from a financial viability/buildability perspective if you're doing mass timber (which they are here). When you tip from 6- to 7-storeys, building code mandates encapsulation (and a few other things that are cost-additive) that increases the cost to build non-linearly (i.e. you're adding more cost with the 7th floor than you are revenue); this is one of the reasons why you see very few 7-storey buildings in the city.

In my recent experience underwriting sites of this scale, in some cases, the 8th storey is enough to tip those scales back into balance such that you'll want to move up to 8, but in others it isn't worth it.

The other factor that comes into play in that respect (but isn't really a factor on this particular site), is that you start to cross various City thresholds that get harder to resolve in buildings of this scale -- going from curbside garbage pickup to a Type G requirement, long-term bike parking requirements (which are especially challenging to hit if you're doing slab-on-grade construction and don't have an underground structure), and so on. These are all challenges that are more or less easily papered over in buildings of a larger scale, but the fight for a building that is around 80% efficient (GCA to NLA) is a uniquely difficult one at this general scale of building.
 
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