In the heart of Toronto's Old Town, a neighbourhood steeped in history and bustling with modern downtown life, a recent resubmission sees a significant increase in size for a tower proposal. Dash Developments has resubmitted a Zoning By-law Amendment application to the City for 225 Queen East. This revised proposal seeks to add greater density to the southwest corner of Queen Street East and Sherbourne Street, an intersection that will benefit from a station on the coming Ontario Line 3. 

Looking south to 225 Queen East, designed by Arcadis for Dash Developments

The site, an assembly of 120 and 134 Sherbourne Street plus 225 and 229 Queen Street East, is a 1,460m² parcel of land that currently houses four low-rise buildings. Among them is the three-storey brick Canada House Hotel at 229 Queen East, a listed heritage property built in 1897 that stands as a testament to Toronto's rich past. This site is poised for transformation, as the new Moss Park Ontario Line 3 station which will open in around 2030, will significantly enhance the area's connectivity.

Looking southwest to the current site, image retrieved from Google Street View

When UrbanToronto last wrote about 225 Queen East in January of last year, the proposal called for a 31-storey tower. The resubmitted plans, prepared by Arcadis — the Amsterdam-based global firm that acquired Toronto-based IBI Group in Fall 2022 — propose a soaring 45-storey mixed-use condominium tower. Standing at a height of 145.6m, the revised proposal would include an increased residential gross floor area (GFA) of 29,167m² and a decreased commercial GFA of 412m². The total GFA would be significantly larger at 29,579m².

Looking southwest to 225 Queen East, designed by Arcadis for Dash Developments

The design is a response to the challenges posed by the original proposal. The proponents say the proposed tower floor-plate size has been reduced to decrease shadow impacts on Moss Park, so that the park continues to be a sunny and welcoming space for the community. In other words, a small floor-plate will make the shadowed area narrow, but a taller building make it longer, and the tips of longer shadows move more quickly as the sun transits the sky every day.

The total number of residential units proposed has risen dramatically from 340 to 516. The amenity spaces have been enlarged in response to this, with 1.412.60m² indoor space  the second and fourth floors, and 665.1m² outdoors on the fourth floor. With four elevators included in the redesign, the proposal would be well over the threshold of 1 elevator per 100 units, with one for every 129.

The tower would also include an increase in the number of 2-and-3 bedroom units, catering to families and contributing to the diversity of the neighbourhood's demographic.

Looking south to the previous submission, designed by Arcadis for Dash Developments

The resubmitted proposal provides 40 parking spaces, a decrease from the 60 included in the previous submission. The number of bicycle parking spots has increased from 340 to 524. This reallocation of parking and bicycle spaces reflects the site's location within a Protected Major Transit Station Area (PMTSA) due to the upcoming Moss Park station, and the City's increasing emphasis on sustainable methods of transportation.

Looking southeast to 225 Queen East, designed by Arcadis for Dash Developments

The PMTSA designation, along with other changes in the neighbourhood and the costs of construction, have led to an allowance for for greater intensification. The revised proposal also contemplates the provision of affordable units, a critical need in Toronto's housing market.

An aerial view of the site and surrounding area, image retrieved from Google Maps

The heritage facades continue to be retained, with increased step-backs above the podium to enhance their prominence. By conserving the heritage facades, and catering to greater density and reduced reliance on vehicles, the proponents argue that the proposal represents a blend of the old and the new that preserves the city's heritage while embracing its future. 

UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.

* * *

UrbanToronto has a research service, UrbanToronto Pro, that provides comprehensive data on construction projects in the Greater Toronto Area—from proposal through to completion. We also offer Instant Reports, downloadable snapshots based on location, and a daily subscription newsletter, New Development Insider, that tracks projects from initial application.

Related Companies:

Aercoustics Engineering Ltd, Arcadis, Bousfields, Jablonsky, Ast and Partners, Tarra Engineering & Structural Consultants Inc