Daily insights for city builders, delivered every morning at 6 AM ET. I’m Brandon Donnelly — a Toronto-based real estate developer and founder of Globizen. I’ve been writing here since 2013.

Search results for: “laneway”

  • Sidewalk Toronto releases draft site plan for Quayside

    Yesterday Sidewalk Toronto released its draft site plan for Quayside. Here’s what it looks like:

    There’s a big emphasis on people-first streets and on the public realm. I like the idea of a waterfront plaza at the tip of the Parliament slip and of a floating walkway bridge to Promontory Park (bottom right hand corner of the above image).

    There are also a number of more enclosed pedestrian laneways and courtyards, which I am sure will result in more favorable microclimate conditions. That matters, especially on the water.

    Here are some high level project stats:

    • All mass timber construction
    • Five “sites”
    • Buildings ranging from 3 to 30 storeys
    • 68% residential (40% of the residential will be below-market, with 20% being affordable and 5% being deeply affordable)
    • 20% commercial
    • 15% flex space (retail, production, arts, community)
    • ~2,500 residential units

    A full copy of the draft site plan can be downloaded, here.

    Image: Sidewalk Toronto

  • World’s most diverse city-region

    For those of you who aren’t going to be in Toronto next week, you can stop reading now and check back tomorrow. For the rest of you, next week is The Future Cities Canada Summit, which will be taking place from November 7 – 9. Full schedule, here.

    Day 1 equals the Urban Land Institute Symposium 2018, which is all about Toronto urbanism. The tagline is: “Explore the urban frontiers of North America’s fastest growing, and the world’s most diverse city-region.” 

    A big part of day 1 will be bus tours around the city. And one of those tours is going to be focused on Toronto’s laneways. I am a speaker on that tour and the bus will be stopping at Junction House to talk about the laneway houses that we plan to release as part of the project.

    But there’s much more to this summit than just laneway housing.

  • Reintroducing Junction House

    Today we released the above rendering for Junction House and announced that sales will begin this fall.

    144 condominium homes. A mix of 1, 2 and 3 bedroom suites, including our Two-Storey House Collection and our Laneway House Collection. Prices starting in the $400s.

    One of our partners also happened to serendipitously send me this Globe & Mail article today talking about the increasing demand for and shortage of mid-rise housing:

    “The market is substantially undersupplied in mid-rise,” said Mr. Hildebrand, who notes that mid-rise projects in the GTA [Greater Toronto Area] were just 31 of 2017’s new launches, accounting for 3,833 units (12 per cent of the total).

    Stephen Price, CEO of Graywood Developments, went on to say this in the article:

    “There’s a huge appetite for medium density in Toronto. Many don’t want to live in the downtown core, this buyer is more interested in being in a community and there is a greater propensity to buy larger more livable units.”

    Given the huge influx of inquiries we received today after the above announcement was made, I would say that feels right. And our focus at Junction House is very much on “larger and more livable.”

    If you’re at all interested in a new home at Junction House, I would encourage you to get on our priority list, here.

  • Preliminary design ideas for Toronto’s Quayside

    Last week Sidewalk Toronto held a roundtable discussion here in the city and released some preliminary design ideas and strategies for Quayside. (That’s why Dan Doctoroff was talking on BNN Bloomberg.) 

    I went through the full presentation this morning and below are a bunch of slides that I thought you all might find interesting.

    Here is the extent of “Quayside” along the waterfront. The current land use permissions allow for about 3 million square feet of space and towers as tall as 50 storeys.

    Here is a paving system being explored for the area. It is modular. It may melt snow. And perhaps most interestingly, it would allow for dynamic changes in road use throughout the day. This sort of thing already happens to a lesser degree on streets like Jarvis. This technology could take that much further.

    One of their primary goals is to double Toronto’s usable outdoor hours. To do that, they are proposing simple weather shields (pictured below) and weather-responsive systems.

    They are spending a lot of time thinking about the ground floor of buildings, which they are calling Stoa. The idea is to create flexible and porous spaces that respond quickly to changing needs and that integrate more seamlessly with the surrounding public realm.

    There’s a lot on the potential hierarchy of the street network and how each will function for transit, conventional cars, AVs, cyclists, pedestrians, and so on. I was happy to see “laneways” as a core part of the pedestrian network. They are designed for walking speeds. Access would be restricted for things that move too quickly.

    This image ties in the street grid and Stoa.

    Finally, the goal is to build the neighborhood entirely out of timber, and more specifically, Canadian timber. If they follow through on this, I think it would really push adoption of this material forward in the city.

    I would encourage you to check out the full package, which you can do here. I can’t wait for these projects to get underway along Toronto’s waterfront.

  • More on One Delisle and the block

    image

    Now that things have quieted down from last night, I would like to say that we are thrilled by the response to One Delisle and the broader ideas for the block. There was a lot of positivity last night at the open house and today the project team received countless emails and messages from people telling us that they are excited and/or looking forward to working with us over the coming years. Many were from the local community.

    image

    Following yesterday’s Globe and Mail piece by Alex Bozikovic, One Delisle was also covered in Urban Toronto (read the comments), designboom (they’re allergic to capital letters), ArchDaily, Canadian Architect, Dezeen, The Architect’s Newspaper, and probably other places that I am missing. The comments have been interesting to read and there seems to be a fatigue around boring glass boxes. This project team does not want to do that.

    Though the project has been making the rounds, there are two images that I don’t think have been widely shared and so I would like to do that today (below). Both were presented at last night’s open house. And they are intended to show the relationship between One Delisle and Delisle Park, which is proposed to be revitalized and expanded by ~50% as part of the project’s block and enhanced public realm strategy. Credit to ADHOC Studio for these renderings.

    imageimage

    In fact, it is important to keep in mind that while a lot of attention is being paid to the architecture of the building, there’s a broader city building strategy that is attached and integral to it:

    • Revitalize and expand Delisle Park by 50%
    • Add residential uses to a block of office buildings
    • Reduce the number of vehicular access points across the block from 5 to 3 in order to improve traffic flows in the area
    • Create below-grade vehicular connections across the block to consolidate and legitimize access/loading and once again improve traffic flows in the area 
    • Significantly widen the sidewalk along Yonge Street to eliminate existing pedestrian pinch point
    • Significantly widen the sidewalk along Delisle Avenue to strengthen connection to Delisle Park
    • Introduce pedestrian laneway with art canopy to connect St. Clair Avenue West back to Delisle Park
    • Create a unified and consistent public realm across the block and provide retail animation along its edges
    • Retain Art Deco facade along Yonge Street
    • Target the 2nd tier of the Toronto Green Standard (voluntary sustainability target)
    • Continue to explore the feasibility of district energy solutions across the block to take advantage of the different energy demand curves for office, retail, and residential uses

    Once again, a big thanks to the ~300 people who came out last night – in the rain – to engage with the project team. And a big thanks to the full project team who worked tirelessly to prepare for this week’s community open house. But as was said on Thursday night, in many ways this is really just the beginning. To stay informed about the project and to provide your feedback to the team, stay tuned to yongedelisle.ca.

    Photos: Khristel Studios

  • Less, rather than more, housing

    Earlier this year I wrote about the California housing bill (827) intended to dramatically increase housing supply around transit stations all across the state. Well that bill was rejected last month and the Los Angeles Times wrote this post post-mortem explaining why and how it went wrong. Their argument is that it came down to opposition from low-income residents who feared that an increase in housing supply would lead to greater displacement.

    On a related note, the Official Plan Amendment and Zoning By-law Amendment that would permit laneway suites in Toronto went to Community Council this week. They voted to defer the decision for a month. Only 3 of 13 councillors voted to pass the proposal, despite there being 185 letters of support and only 4 letters of opposition. For more information on what the hell happened, check out this Lanescape post.

  • Those wretched rear houses!

    Chris Bateman does some terrific sleuthing in the Globe and Mail this week to determine that the girl pictured in the below photo, dated May 15, 1913, is Dora (Dorothy) Cooperman – daughter of Morris Cooperman, a clothing presser.

    image

    Dora is standing in front of 3 wood-framed “rear houses” located behind 21 Elizabeth Street in an area known then as St. John’s Ward, or simply, The Ward. Behind her is City Hall, which we refer to today as Old City Hall. 

    If you’re familiar with Toronto, it shouldn’t take you long to figure out that she is standing in what is today the middle of Nathan Phillips Square in front of (new) City Hall. 

    The Ward no longer exists today, but as far as neighborhoods go its history is one of the most interesting. It was a high-density and mixed-use precinct that served as an important landing ground for successive waves of immigrants until it was deemed a slum and ultimately cleared. I wonder what it would look like today had it remained. Perhaps a bit like Kensington Market.

    It housed the Irish fleeing the Great Famine in the 19th century and was the center of Toronto’s Jewish community until the 1920s. The Cooperman family came from Kiev and identified as Jewish.

    There are so many interesting aspects to the above photograph. Everything from Dora’s pose to the juxtaposition between her surroundings and the grand (old) City Hall in the background. (Sidebar: I would like to try and recreate this same perspective. Would anyone like to model?)

    I also wonder why the city required a report to wake them up to the squalor that was living out in the Ward when they could have, presumably, just looked out their west facing windows.

    In 1911, Charles Hastings and Arthur Goss published what Batemen describes as a “landmark report that stunned civic officials, who had long ignored the poverty on their doorstep.” Hastings was the city’s medical officer of health, and Goss was the’s city first official photographer and author of Dora’s above portrait.

    One of the interesting things that Bateman explains about this report – and this is really the point of today’s post – is that it supposedly called out one particular housing typology as being highly problematic: rear houses. 

    These were houses that existed off the main street and could only be accessed via a laneway, like the one Dora is standing in. Today we would call them laneway houses. And so this report is evidence of over a century of anxiety around this particular housing type.

    It is obvious why overcrowding would have been deemed a serious problem at the start of the 20th century, but now one has to wonder how influential this report may have been in establishing the tone around these “rear houses.”

    Whatever the case may be, Dora’s story is an example of the role that this typology has played in housing people of modest means throughout this city’s history. It is also interesting, but perhaps not a coincidence, that affordability continues to be a part of the pitch around laneway housing and laneway suites. 

    Dora lived in a laneway house.

  • 2017 year in review

    I just finished going through my list of 2017 goals. I didn’t accomplish everything I wanted to, but I did manage to check off a number of professional and personal goals.

    Some of the remaining goals have been pushed to 2018. But there are also items that I have since realized aren’t worth pursuing and so I have dropped them from the list.

    All that said, it was a great year. Here is a rapid-fire summary of 2017 told through posts from this blog.

    Thanks for reading. Onward my friends.

  • Toward more family condos

    The Ryerson City Building Institute and Urbanation recently published a terrific report called: Bedrooms in the Sky. Is Toronto Building the Right Condo Supply? 

    Here is a quick synopsis: The 35-44 year old age bracket in this city will see significant growth over the next decade; single family homes are really expensive; and we’re not building enough family-friendly condo units.

    When Urbanation looked at the data for all condo units currently under construction they found that the unit mixes still skewed toward 1-bedroom units, but that the number of 3-bedroom units is starting to trend upward. That feels right.

    The report also talks about the affordability gap between condos and houses. The average condo in the Greater Toronto Area costs about $511,000, while the average detached house costs $1,134,000.

    However, this isn’t exactly an accurate comparison because the average condo is smaller in size than the average house. I think a better metric is to look at price per square foot.

    Also, houses give you the flexibility of a secondary suite. Right now that usually means a basement apartment, but pretty soon it’ll likely include a laneway suite. That creates an additional income stream and helps with overall affordability.

    In any event, up until maybe recently, houses generally looked cheaper on a per square foot basis. And my view – which I have written about extensively on this blog – was that as soon as houses become “more expensive”, we’ll see an uptick in larger family-oriented condos.

    A few weeks ago I went to an open house in a desirable area of Toronto. It was for a 1,300 sf semi-detached house with good bones, but in need of a full gut. Basement was low, only suitable for humans around 5′ tall. It sold for $1 million.

    Let’s say that house needs $300,000 to bring it up to the level of a new condo. If that doesn’t include some sort of extension, now you’re in for $1.3 million or about $1,000 per square foot. You can still find a condo for less than that.

    Which is one of the reasons why I think we’re now starting to see an uptick in larger/family units. (We are trying to do it at Junction House.) 

    But like all things in real estate, these things move slowly. The condos under construction today were designed years ago. Changes take time to work themselves through the system.

  • Bowling Lane House, Calgary

    I just finished going through the work of Studio North. My friend Peter introduced me to them through this Globe article

    They are a Calgary-based design-build practice that have completed a number of laneway houses, as well as bigger projects such as this 34 unit townhouse project in Canmore, Alberta.

    What (not surprisingly) caught my attention was their focus on laneway/accessory dwellings. Pictured above is their Bowling Lane House in Crescent Heights, Calgary. 

    It’s a 700 sf one-bedroom house that sits behind a 1920′s heritage house. Here is an axonometric of that relationship (the existing house was made transparent):

    Here is an elevation from the main street. Look at how neatly it tucks behind the existing house. All you really notice is the garage of Bowling Lane House.

    Here is how Bowling Lane House fits into its laneway.

    And here are two images of the double height space that they managed to create within this 700 sf house.

    Notwithstanding that this is a wider lot than what you might typically find in Toronto, it is precisely the kind of housing – both in terms of design quality and scale – that I was trying to create with Mackay Laneway House. It’s also where I was planning to move.

    Kudos to the Studio North team for driving this initiative in Calgary. You can check out the rest of their projects here. They have a number of other laneway houses within their portfolio. And all of them are beautiful.

    All images from Studio North.