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Northern Light

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What was once to be a GO Transit PPUDO at the foot of Dawes Road is now set to join the chorus of residential towers in that short block south of Danforth.

I would cheer, it is, after all, a better use of land that an PPUDO right..........except.........well.........you'll see.

First, the site as is; then the App, then the disappointment.

From Streetview, looking north-east towards the Legion at 9 Dawes, which has its own thread here at UT:

1668089641615.png


1668089669937.png


app.toronto.ca

Application Details

app.toronto.ca app.toronto.ca

From the Docs:

While the tower below is unfortunate........the podium merits........." Due to the graphic nature of the below depicting traumatizing imagery, viewer discretion is strongly advised"


1668089751565.png


1668089804374.png


1668089846253.png


1668090022701.png


1668090355039.png


1668090389241.png


1668090430909.png



@HousingNowTO will wish to take note of the below:


1668090283141.png


****

(from housing section of Planning Report)

1668090258957.png


Additional Comments: The podium is horrific. The rest regrettable. Why is there parking when sitting right next to a GO Station, literally, and its a 2 block walk to Line 2? I'm betting the podium is configured as a crashwall, but surely there's something better to be done with it than that?
 
Northern Light said:
What was once to be a GO Transit PPUDO at the foot of Dawes Road is now set to join the chorus of residential towers in that short block south of Danforth.

I would cheer, it is, after all, a better use of land that an PPUDO right..........except.........well.........you'll see.

First, the site as is; then the App, then the disappointment.

From Streetview, looking north-east towards the Legion at 9 Dawes, which has its own thread here at UT:

View attachment 438414

View attachment 438415

app.toronto.ca

Application Details

app.toronto.ca app.toronto.ca

From the Docs:

While the tower below is unfortunate........the podium merits........." Due to the graphic nature of the below depicting traumatizing imagery, viewer discretion is strongly advised"


View attachment 438416

View attachment 438417

View attachment 438418

View attachment 438419

View attachment 438422

View attachment 438423

View attachment 438425


@HousingNowTO will wish to take note of the below:


View attachment 438421

****

(from housing section of Planning Report)

View attachment 438420

Additional Comments: The podium is horrific. The rest regrettable. Why is there parking when sitting right next to a GO Station, literally, and its a 2 block walk to Line 2? I'm betting the podium is configured as a crashwall, but surely there's something better to be done with it than that?
Click to expand...

Sweet heavens. Yay density, but yeesh, a terrible render top to bottom.
 
Getting ~20 affordable-rental units via CAHS sounds like a period of greater than 25 years... so that is a "Win" given the current state of IZ in BILL-23.
That said, this was a Government-owned METROLINX site - and it is crazy-making that they SOLD the land without any higher requirements for delivering new Affordable-Rental units on-site as part of the the purchase.

8_DAWES_METROLINX_GeoWeb_2022.jpg
METROLINX_8-Dawes-Rd-TOD_Pitch.PNG
METROLINX_8-Dawes-Rd-Pitch.PNG
Photo 2022-03-20, 12 15 48 PM.jpg
 
HousingNowTO said:
Getting ~20 affordable-rental units via CAHS sounds like a period of greater than 25 years... so that is a "Win" given the current state of IZ in BILL-23.
That said, this was a Government-owned METROLINX site - and it is crazy-making that they SOLD the land without any higher requirements for delivering new Affordable-Rental units on-site as part of the the purchase.
Click to expand...

This proposal is mind-numbingly bad when compared with what could and should have been achieved here.

We have a purpose-built rental site going in next door (6 Dawes), there was an obvious potential partnership there; regardless, this site should have been purpose-built rental.

Further, additional affordable housing within that rental should have been achieved.

Further still, without being fanciful or wasteful, something measure of competent architecture that helps build a positive community should have been an ask.
 
Northern Light said:
And/or be Leased instead of sold to achieve maximum public benefit and sustained income, with ultimate ownership of the land as well.
Click to expand...
It would require a Provincial policy change for agencies like Metrolinx to do anything other than "Sell the land for the highest dollar value". We have been chasing the Province for a few years to do that... thus far, no takers.

https://twitter.com/x/status/1292165132311769089
 
Ah yes more Marlin Spring dreck for this area.

This neighborhood is going to be one soul-sucking mess of monstrous podiums and horrid design work through and through. It's actually just disgusting how poor of a job nearly every proposal is at integrating to the neighborhood and GO station. It's downright embarrassing.
 
HousingNowTO said:
It would require a Provincial policy change for agencies like Metrolinx to do anything other than "Sell the land for the highest dollar value". We have been chasing the Province for a few years to do that... thus far, no takers.

https://twitter.com/x/status/1292165132311769089
Click to expand...
The cover letter with the application to the City states that Marlin Spring is developing this site on behalf of owner Metrolinx. So, no sale yet. Might there be a sale pending approval of this application, or is this a case of Metrolinx becoming a partner in development?

42
 
interchange42 said:
The cover letter with the application to the City states that Marlin Spring is developing this site on behalf of owner Metrolinx. So, no sale yet. Might there be a sale pending approval of this application, or is this a case of Metrolinx becoming a partner in development?

42
Click to expand...
Hmmmm... it was clearly being marketed for sale in the spring..?

Will poke around on GeoWeb and see if the title has actually changed hands yet..?
 
interchange42 said:
The cover letter with the application to the City states that Marlin Spring is developing this site on behalf of owner Metrolinx. So, no sale yet. Might there be a sale pending approval of this application, or is this a case of Metrolinx becoming a partner in development?

42
Click to expand...
As the cover-letter states, the land is currently (Nov. 2022) still owned by Metrolinx in GeoWeb.

Considering the sale materials in the spring - wondering if this is some kind of conditional offer waiting on the rezoning before it closes?

If it gets delayed by the City, will Metrolinx take the City to the OLT..? 🍿
 
HousingNowTO said:
As the cover-letter states, the land is currently (Nov. 2022) still owned by Metrolinx in GeoWeb.

Considering the sale materials in the spring - wondering if this is some kind of conditional offer waiting on the rezoning before it closes?

If it gets delayed by the City, will Metrolinx take the City to the OLT..? 🍿
Click to expand...
Agreed that it's probably a conditional sale situation. I would be surprised if we end up with an OLT hearing over this, and it's very early going to be concerned about that!

42
 
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