This morning I toured 1151 Queen East (here in Toronto). It is a new 47-suite apartment building that is being developed by Hullmark and that was designed by Superkül (the same architects as Junction House). It's not quite finished yet, but it is looking terrific. The interiors feel, to me, like Berlin meets classic Miami Beach (if you can picture whatever this means). So a big congrats to the entire team. I'm sure it will be well-loved once people start moving in this year.

At the same time, it's hard not to see small and beautiful infill projects like this and wonder, "why do we make it so difficult to build this kind of new housing? This is a 6-storey rental building that, according to Urban Toronto, was first proposed in 2018. It then had to go through the typical rezoning process, which, in this case, seems to have taken two years. Now we're in 2024. Uh, why?

We should be looking at this kind of infill housing and saying, "Yes! You should go ahead and build this right now. Let us help you with that." Instead, we erect barriers, which only force developers toward ever larger projects. If you're going to spend two years in rezoning, no matter the scale of the development, why not build 470 homes instead of 47? And this has only been exacerbated with higher interest rates, because now time costs you that much more.

I say all of this because this is an objectively great infill project. Our city would be a better place with a lot more of these.

On the east side of Toronto is a north-south street called Craven Road. It runs from Queen Street in the south to Danforth Avenue in the north. It's an odd street in that there are only homes on one side of it -- the east side. The west side is fenced off. No garages. No laneway suites. Just one long fence separating Craven Road from the backyards belonging to the homes on neighboring Ashdale Avenue. Given that Craven Road is a real city street with things like services and a name, you might be wondering, as I did, why this condition exits. Surely the people on Ashdale Avenue would be better off if they took proper advantage of their "through lots."

What gives?

Turns out there is a reason for this and it dates back to the beginning of the 20th century. Before 1923, Craven Road was actually called Erie Terrace. It began its life as a smaller laneway outside of the city and was initially home to a "shacktown." The street was a kind of linear slum, housing new immigrants and providing a place for people to cheaply throw up whatever they could afford to build.

For a variety of reasons, Erie Terrace eventually became a problem and the City decided that it would be best to widen the street from its varying 18 foot width to the then standard 33 feet. The widening work was authorized in 1911. But as is always the case, there were a few problems. Who would pay for it? The City would pay for a bit of it, but the expectation was that the residents along Erie Terrace would also chip in. And since Erie Terrace was technically a one-sided street, they were in effect being asked to pay double what was typical at the time. Usually the burden would get split across both sides of the street.

There was also a socioeconomic question. The residents on Ashdale Avenue were thought to be wealthier than those on Erie Terrace and so they supposedly wanted the squalor out of their backyards. The City also had concerns that residents along Ashdale would use this double frontage to do wild and crazy things, such as build garages, sheds, and backyard cottages. Clearly there would be no room for such oddities after the widening.

I'm not sure which problem proved to be the thorniest, but ultimately a solution was found. Erie Terrace would be widened, but the City would retain a small sliver of land on the west side of it and erect a wooden fence in perpetuity. This would keep both groups separate and ensure that the folks on Ashdale -- who had contributed some of their land, but not any money -- didn't get use of the road. And it has remained this way for over a century.

If you ask me, it seems silly to keep this fence up. This is an ideal street to infill with laneway suites and other missing middle-type housing. But I'm sure I'm not the first person to stumble upon this east end anachronism. For a more detailed history lesson on the Craven Road fence, click here.

I toured Oben Flats Leslieville today, which is a 48-unit purpose-built rental building at 1075 Queen Street East in Leslieville (Toronto). It was designed by superkül. 

Oben Flats is doing some very cool things, so I would encourage you to check them out if you’re in the market for a new luxury rental (or you just want to nerd out about property). The image at the top of this post is the west view from the rooftop terrace.

Here are 3 things that stood out for me:

1. One of the interior amenity spaces for the building is actually on the ground floor attached to the main entrance. There’s a fireplace, a wet bar, a set of wine fridges and free wifi. Oben Flats hosts regular events in this space, but I was told that residents also regularly hang out in it. They’ll bring their laptop down and have a glass of wine. 

What I like about this is that it encourages social interaction within a multi-family building typology. I would love to see more of this kind of thinking. Part of the reason you live in a city is to interact with other humans.

2. Oben Flats has developed their own signature scent and regularly curates a music playlist with the help of BELLOSOUND. Both of these items are pumped throughout the common areas of the building, which is not that dissimilar from what you might find in some luxury hotels. I have one of their candles sitting on my desk right now, so my office smells like Oben Flats. I’m into it.

3. Another unique feature of the building is the fully automated hydraulic car-stacking system. Here’s a photo of what the guts of that looks like:

There are 3 platforms in each bay (the bottom one is below-grade in the above picture). And there’s always one empty spot so that the platforms are able to shuffle around both horizontally and vertically. However, as a user, you never see this. You simply hit a button and drive into your bay. It’s always the same one.

I’ve said many times before on this blog that I think we will see way more of these types of parking solutions in the city going forward.

There are other cool things I could mention about the building, but it’s far too nice out to sit at my desk any longer. Before I sign off though, I should mention that this is in no way a sponsored post. I simply admire what Oben Flats is doing. 

See you tomorrow.

This morning I toured 1151 Queen East (here in Toronto). It is a new 47-suite apartment building that is being developed by Hullmark and that was designed by Superkül (the same architects as Junction House). It's not quite finished yet, but it is looking terrific. The interiors feel, to me, like Berlin meets classic Miami Beach (if you can picture whatever this means). So a big congrats to the entire team. I'm sure it will be well-loved once people start moving in this year.

At the same time, it's hard not to see small and beautiful infill projects like this and wonder, "why do we make it so difficult to build this kind of new housing? This is a 6-storey rental building that, according to Urban Toronto, was first proposed in 2018. It then had to go through the typical rezoning process, which, in this case, seems to have taken two years. Now we're in 2024. Uh, why?

We should be looking at this kind of infill housing and saying, "Yes! You should go ahead and build this right now. Let us help you with that." Instead, we erect barriers, which only force developers toward ever larger projects. If you're going to spend two years in rezoning, no matter the scale of the development, why not build 470 homes instead of 47? And this has only been exacerbated with higher interest rates, because now time costs you that much more.

I say all of this because this is an objectively great infill project. Our city would be a better place with a lot more of these.

On the east side of Toronto is a north-south street called Craven Road. It runs from Queen Street in the south to Danforth Avenue in the north. It's an odd street in that there are only homes on one side of it -- the east side. The west side is fenced off. No garages. No laneway suites. Just one long fence separating Craven Road from the backyards belonging to the homes on neighboring Ashdale Avenue. Given that Craven Road is a real city street with things like services and a name, you might be wondering, as I did, why this condition exits. Surely the people on Ashdale Avenue would be better off if they took proper advantage of their "through lots."

What gives?

Turns out there is a reason for this and it dates back to the beginning of the 20th century. Before 1923, Craven Road was actually called Erie Terrace. It began its life as a smaller laneway outside of the city and was initially home to a "shacktown." The street was a kind of linear slum, housing new immigrants and providing a place for people to cheaply throw up whatever they could afford to build.

For a variety of reasons, Erie Terrace eventually became a problem and the City decided that it would be best to widen the street from its varying 18 foot width to the then standard 33 feet. The widening work was authorized in 1911. But as is always the case, there were a few problems. Who would pay for it? The City would pay for a bit of it, but the expectation was that the residents along Erie Terrace would also chip in. And since Erie Terrace was technically a one-sided street, they were in effect being asked to pay double what was typical at the time. Usually the burden would get split across both sides of the street.

There was also a socioeconomic question. The residents on Ashdale Avenue were thought to be wealthier than those on Erie Terrace and so they supposedly wanted the squalor out of their backyards. The City also had concerns that residents along Ashdale would use this double frontage to do wild and crazy things, such as build garages, sheds, and backyard cottages. Clearly there would be no room for such oddities after the widening.

I'm not sure which problem proved to be the thorniest, but ultimately a solution was found. Erie Terrace would be widened, but the City would retain a small sliver of land on the west side of it and erect a wooden fence in perpetuity. This would keep both groups separate and ensure that the folks on Ashdale -- who had contributed some of their land, but not any money -- didn't get use of the road. And it has remained this way for over a century.

If you ask me, it seems silly to keep this fence up. This is an ideal street to infill with laneway suites and other missing middle-type housing. But I'm sure I'm not the first person to stumble upon this east end anachronism. For a more detailed history lesson on the Craven Road fence, click here.

I toured Oben Flats Leslieville today, which is a 48-unit purpose-built rental building at 1075 Queen Street East in Leslieville (Toronto). It was designed by superkül. 

Oben Flats is doing some very cool things, so I would encourage you to check them out if you’re in the market for a new luxury rental (or you just want to nerd out about property). The image at the top of this post is the west view from the rooftop terrace.

Here are 3 things that stood out for me:

1. One of the interior amenity spaces for the building is actually on the ground floor attached to the main entrance. There’s a fireplace, a wet bar, a set of wine fridges and free wifi. Oben Flats hosts regular events in this space, but I was told that residents also regularly hang out in it. They’ll bring their laptop down and have a glass of wine. 

What I like about this is that it encourages social interaction within a multi-family building typology. I would love to see more of this kind of thinking. Part of the reason you live in a city is to interact with other humans.

2. Oben Flats has developed their own signature scent and regularly curates a music playlist with the help of BELLOSOUND. Both of these items are pumped throughout the common areas of the building, which is not that dissimilar from what you might find in some luxury hotels. I have one of their candles sitting on my desk right now, so my office smells like Oben Flats. I’m into it.

3. Another unique feature of the building is the fully automated hydraulic car-stacking system. Here’s a photo of what the guts of that looks like:

There are 3 platforms in each bay (the bottom one is below-grade in the above picture). And there’s always one empty spot so that the platforms are able to shuffle around both horizontally and vertically. However, as a user, you never see this. You simply hit a button and drive into your bay. It’s always the same one.

I’ve said many times before on this blog that I think we will see way more of these types of parking solutions in the city going forward.

There are other cool things I could mention about the building, but it’s far too nice out to sit at my desk any longer. Before I sign off though, I should mention that this is in no way a sponsored post. I simply admire what Oben Flats is doing. 

See you tomorrow.