As I understand it, the worst that can be done is overturning the Committee of Adjustment decision on the minor variances. The underlying site specific ZBA for 33(?) stories would still be in force. The question is, how many of the other technical variances on that CoA decision does the...

157-159 Delaware Ave.

Forgive me @Northern Light, How is it that you are able to pull materials from the submission when it doesn't yet appear in the AIC yet?

I would also add, and this doesn't really get talked about in development application materials generally, there may be 'no-build' or 'no development' areas created as part of the leases for the anchor spaces of the mall. This is not uncommon. You see from the overhead, the NW corner is the...

Section 22(7) allows for an appeal to be filed to the OLT if one of the conditions in Section 22 (7.0.2) is met. The approval authority (i.e. the City of Toronto in this case) (i) Failing to make a decision within 120 days, or (ii) refusing to approve the application, are both conditions set...

In some cases this is true, In the case of the site/homes above - there's no way there is enough cash flow to support increased leverage and there's no way banks are comfortable increasing their risk exposure here on a negative cash-flow asset. In a vacuum, I'm not sure I see the strong...

By the 2nd floor balcony planting, the setback is 5m and from the 2nd floor window wall the setback is actually 8.5m. That doesn't strike me as too unreasonable. I've seen much less (essentially lot line to lot line) for two buildings next to one another in areas designated as mixed use...

The Block Context Plan filed by the applicant does almost exactly that :)

This would qualify for rental replacement, no? They will get a right to return to new units at protected rates. .

Applications for rezoning can take 1-2 years. Sometimes more depending on what you are proposing. Add another 1-2 years for Site Plan Applications if they don't try to do that concurrently. They will need to negotiate with the City on relief from the office replacement provision in the YE...

Just want to point out an interesting detail. Riocan does not own this site. Riocan owns the mall to the west, and owns the end parcel to the east with the Canadian Tire store. The parcel in the middle (the subject of the application) is not registered under Riocan's ownership.

Oops, I see that the Demolition Application was already separately refused in May 2024. https://secure.toronto.ca/council/agenda-item.do?item=2024.TE13.15

I would assume that closing the demolition application has something to do with the property being designated as Heritage back in November?

It certainly helps with approvals timing, but the land cost for the assembly makes the math difficult to pencil out favourably for those newly granted as-of-right heights. Any builder taking the risk to go down that road will likely still push for site-specific approval of a 'tall mid-rise'...

Correct me if I'm wrong, but doesn't an appeal of a CofA decision go to TLAB next? Perhaps this is not related to the CofA refusal?