Ico said:
Picked up 808 Mt Pleasant, 820 Mt Pleasant and 247/249 Roehampton for $74.5m, representing a buildable/sf of about $213... seems a little high unless I am missing something
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They will likely resubmit at +/-50 storeys and blend to $150
 
Ico said:
Picked up 808 Mt Pleasant, 820 Mt Pleasant and 247/249 Roehampton for $74.5m, representing a buildable/sf of about $213... seems a little high unless I am missing something
Click to expand...

It's the quiet ones........slipping in good info under the radar..............

Thanks for that!

The assembly, as reported above, now looks like this:

1702406613771.png


A rather irregular shape!

Size: ~3200m2 / 35000ft2

The square footage here is nominally enough for 2 towers, but the footprint of the site is a real challenge; I wonder if they're in the process of grabbing 245 Roehampton which would make this a much more functional footprint.

245 is currently a small'ish 14s rental.
 
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The OLT order was issued in summer of 2022 with the City's bylaw following in Sept 2022 - https://www.toronto.ca/legdocs/bylaws/2022/law1208.pdf.

I understand that you cannot go back to the city to open up a rezoning within 2 years of securing your original/initial zoning approval, which would mean Reserve can go back in October 2024 to the city at the earliest for another rezoning. A minor variance can allow you to extract some more density, but the city likely won't let you add more than 5/6 stories on here through an MV. Besides, Reserve has continued to submit for site plan work, with latest resubmission in Dec 2022. Haven't heard anything since then, but it appears they are going ahead with the 35 storeys.

They could have just overpaid for the property, which wouldn't stray too far from their most recent "zone and flip" endeavors... but you never know today!
 
Ico said:
The OLT order was issued in summer of 2022 with the City's bylaw following in Sept 2022 - https://www.toronto.ca/legdocs/bylaws/2022/law1208.pdf.

I understand that you cannot go back to the city to open up a rezoning within 2 years of securing your original/initial zoning approval, which would mean Reserve can go back in October 2024 to the city at the earliest for another rezoning. A minor variance can allow you to extract some more density, but the city likely won't let you add more than 5/6 stories on here through an MV. Besides, Reserve has continued to submit for site plan work, with latest resubmission in Dec 2022. Haven't heard anything since then, but it appears they are going ahead with the 35 storeys.

They could have just overpaid for the property, which wouldn't stray too far from their most recent "zone and flip" endeavors... but you never know today!
Click to expand...
Does the two-year restriction hold if the site has changed though? It would seem that we are dealing with a significantly enlarged assembly now.

42
 
Ico said:
The OLT order was issued in summer of 2022 with the City's bylaw following in Sept 2022 - https://www.toronto.ca/legdocs/bylaws/2022/law1208.pdf.

I understand that you cannot go back to the city to open up a rezoning within 2 years of securing your original/initial zoning approval, which would mean Reserve can go back in October 2024 to the city at the earliest for another rezoning. A minor variance can allow you to extract some more density, but the city likely won't let you add more than 5/6 stories on here through an MV. Besides, Reserve has continued to submit for site plan work, with latest resubmission in Dec 2022. Haven't heard anything since then, but it appears they are going ahead with the 35 storeys.

They could have just overpaid for the property, which wouldn't stray too far from their most recent "zone and flip" endeavors... but you never know today!
Click to expand...
interchange42 said:
Does the two-year restriction hold if the site has changed though? It would seem that we are dealing with a significantly enlarged assembly now.

42
Click to expand...
It's a moot point. That legislation is no longer in force.
 
DF416604 said:
Looks like the site has been purchased by Reserve and Westdale as of Oct. 11th, 2023.
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Hi, just curious where you got this info? This project isn't listed on Reserve's or Westdale's websites. And I couldn't find any press releases.
 
AlbertC said:
Anticipating a new design for this project by Arcadis.
Click to expand...

Nope, still Sweeney.

However, @1Ć0 had some sound math questions about the height.............and yeah......they boosted it a tad.........and.....definitely not a minor variance.

@Paclo

This is now 61s.

New AIC Link:

www.toronto.ca

Application Details

www.toronto.ca www.toronto.ca

@HousingNowTO will want to consider Affordable Housing at this MTSA site.

1733941340150.png


1733941608910.png

The @DavidCapizzano pages:

1733941696787.png


1733941745572.png

1733941783773.png

Site Plan:

1733941405159.png


Ground Floor Plan:

1733941550549.png



1733941294759.png

Add: Floorplate of Tower 790m2

1733941450941.png

1733941484133.png


Elevator Ratio: 6 elevators to 896 units.......... Oh....Reserve...... @ProjectEnd is going to have some words for you. 1 elevator to every 149.33 units.................

Parking Ratio: 64 spaces to 896 units or less than 0.1

Comments.......: Lazy architecture, too few elevators............. and absolutely not to the completely useless patch of green they are calling a Park.......pffft.

There's already a tiny, do-nothing park literally 1 block away on Broadway:

1733942435402.png


Just buy 1 or 2 lots and add to that instead.
 
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It seems pretty clear what Reserve Property's strategy is:

Take a site, cattle herd people into the most subobtimal living conditions possible, build the densest build irrespective to anything immediately around the site, profit.

So on that basis, Reserve can go take this non-sense and shove it deep up their rear ends.
 
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