Canadian City Proposals II

[WhipperSnapper]

Re: hotels

New inventory has been replacing old inventory throughout the boom. A lot more inventory has been taken off the market since Covid in Toronto for public housing initiatives.

[vanman]

Originally Posted by Innsertnamehere

Also surprised to see new office building proposals in Vancouver. Toronto hasn't had a major office building start basically anywhere in the GTA since 2021.

Vancouver has the lowest office vacancy rate in Canada currently and it's dropping.

[vanman]

The Holborn Proposal in Vancouver is already moving past the fantasy stage.

Originally Posted by Metro-One

https://dailyhive.com/vancouver/huds...-holborn-group

Originally Posted by madog222

Surprise surprise, rezoning applications have actually been submitted.

-1288 strata units
-273 rental units
-680 short stay hotel rooms
-240 long stay hotel rooms
-378 social housing units at 388 Abbott
Density averages 28 FSR by my math for the parkade site.

https://plposweb.vancouver.ca/Public...ctId=264235657

https://plposweb.vancouver.ca/Public...ctId=264233289

https://plposweb.vancouver.ca/Public...ctId=264235808

[zahav]

Great to see progression of the Holborn proposal, I know it's far from a done deal still, but good to see more than just a fantasy... And I love the idea of moving the social housing component to 388 Abbott, makes way more sense. And with such a substantial size building, will be good to take away the sketchy lot there currently.

There are very few lots left downtown that are exclusively parking, so the fact that several big developments (848 Seymour hotel, the Holborn development taking over the Bay parkade, 588 Abbott) are taking over parking is especially gratifying.

[WhipperSnapper]

Change in land use application. Still a fantasy.

Anyways. 28 FSI. Did they confuse Toronto with Vancouver? That's warehousing people density far from Vancouverism.

[osirisboy]

Originally Posted by WhipperSnapper

Change in land use application. Still a fantasy.

Anyways. 28 FSI. Did they confuse Toronto with Vancouver? That's warehousing people density far from Vancouverism.

There are a number of projects with that kind of fsr

[Nouvellecosse]

Originally Posted by osirisboy

There are a number of projects with that kind of fsr

Not to mention that things like lot coverage and FAR have little to do with whether or not people are being "warehoused". That depends on how many units and expected occupants there are relative to the floor area along with the quality of the units and supporting facilities. It doesn't depend on the floor area relative to the site area. A two story building on a large lot resulting in a FAR of less than 1 is warehousing if you cram a lot of small, low quality units into it. While high quality units in a highrise with a FAR many times greater than 1 is not warehousing if people find the units reasonably desirable.

That's why so much of the whole warehousing, file cabinet, shoebox type discourse falls flat. It focuses almost entirely on the external aspect of buildings (how tall it is, total site density, etc.) rather than on the units themselves which, yes, are often small in highrises and skyscrapers but can also be small in misrises, lowrises and even in sub-divided detached houses.

[WhipperSnapper]

That's your opinion

Densities are a key component of city planning and 28 times lot coverage are well above most allowable optimal residential densities. There's few exceptions such as the transfer of air rights typically from surrounding heritage properties although there is still no way to achieve 28 FSI in nearly every one of those cities we strive to be. I'm pretty sure Vancouver like Toronto processes doesn't create unused air rights. The number of units has been stated numerous times. It's not one, two or five moderate to large units per floor. In any case, warehousing is broader than hotel sized units. It's also relative to population densities. As unlikely as it is for the surrounding blocks in every direction to be redeveloped into skyscrapers and supertalls on podiums with 28 FSI, that still needs to be considered.

What you're saying that the large outdoor area for this hypothetical 2 storey rooming house is not exclusive usable space is not rational comparison in any sense.

[Nouvellecosse]

Planning practices consider site densities for the purposes of infrastructure capacity. Yes, the downtown of a major city with lots of downtown housing has higher densities than most residential areas in NA. But one cannot declare densities to be excessive based solely on a measurement of density nor on how common a level of density is without considering the capacity of the infrastructure. It's relative. As a planning major, that is not my opinion. That is the prevailing practice of the actual planning field in Canada.

[WhipperSnapper]

No. There's an optimal maximum limit to residential build up regardless of available infrastructure capacity and I don't have much hope for growth to reverse the current politically motivated compromises to planning policies to help developers that have paid too much in Canada if they are teaching the sky the limit providing the infrastructure can support it.

A supertall is a lousy residence for the occupier and the impact on the greater community. One that is packed full of 1000 plus primary residences is the worst kind of residential supertall. Gotta stop pretending that these are equivilant to the grand commercial towers in CBDs which just about anyone will acknowledge are not great environments to hang around.

[Nouvellecosse]

Originally Posted by WhipperSnapper

No. There's an optimal maximum limit to residential build up regardless of available infrastructure capacity and I don't have much hope for growth to reverse the current politically motivated compromises to planning policies to help developers that have paid too much in Canada if they are teaching the sky the limit providing the infrastructure can support it.

Perhaps you consider there to be an optimal maximum limit independent of other factors, but I've never encountered any such policy or principle within the planning field in Canada. If you want to claim that "Densities are a key component of city planning" as a core component of planning beyond the ability to support density with infrastructure then I'm happen to look at any sources you can cite. But otherwise it would classify as an opinion or preference,

Don't get me wrong; there are lots of other policies that act as de-facto limits to density downtown. But those are all in place for other reasons such as height limits to protect views, limit shadows, or preserve flight paths. Any effect they have on density is unintended, incidental, and in many cases limit to density is seen as a necessary downside rather than anything desirable.

[Pellimo]

Two new projects on La Grande Allée in downtown Quebec City, where it is usually impossible to build anything in height due to extremely strict regulations.

[J.OT13]

Wow. Unusual indeed.

I found where that last one will be located, on vacant land, where a church was unfortunately recently demolished (https://www.google.com/maps/@46.8040...oASAFQAw%3D%3D). It will go well with the few other taller modern buildings around.

I'm confused about the first one, because there's already a modern building at that site (https://www.google.com/maps/@46.8034...oASAFQAw%3D%3D). Are they adding floors or it's already built, but with fewer floors than originally proposed?

Quebec (Province of) architecture seems very blocky. Could easily see these in Griffintown, or a cheaper version in Hull.

[TorontoDrew]

That QC proposal is awful. If they are going to allow height, it should at the very least look good and not dominate a block of small structures.

Also, why was this church demolished? What a shame.

source: https://mobile-img

[FactaNV]

What a beautiful old church. Cities aren't museums but its always a shame to see such beauty replaced by utilitarian boxes haha.

[TorontoDrew]

Originally Posted by FactaNV

What a beautiful old church. Cities aren't museums but its always a shame to see such beauty replaced by utilitarian boxes haha.

QC kind of is a museum. Its heritage is its main draw for tourism.

[nclsteba]

For the 2nd building, '' The project as presented on Monday evening will however be modified, particularly at the level of the facade, after consultation with the City ''
(source : https://ici.radio-canada.ca/nouvelle...-loi-31-quebec)

I hope that this can be better for such an iconic intersection...

[J.OT13]

Originally Posted by nclsteba

For the 2nd building, '' The project as presented on Monday evening will however be modified, particularly at the level of the facade, after consultation with the City ''
(source : https://ici.radio-canada.ca/nouvelle...-loi-31-quebec)

I hope that this can be better for such an iconic intersection...

Ok thanks. So yes, that first one is 10 floors added to the existing mid-rise. That's not very common nowadays.

For the second one, I'd prefer a taller point tower on a podium that better matches the scale of the area.

[TorontoDrew]

The Bend (NW Block)

This is located on the Keating Channel at the old mouth of the Don River. It has been taken over by Cobe Architects out of Denmark. They've done one other project off the top of my head in Toronto.

Source: https://www.cobe.dk


Source: urbantorono.ca

Address 429 Lake Shore Blvd E, Toronto, Ontario, M5A 3C4
Category Residential (Unspecified), Commercial
Status Pre-Construction
Number of Buildings 4
Height 583 ft / 177.80 m, 478 ft / 145.80 m, 430 ft / 131.00 m, 336 ft / 102.50 m
Storeys 53, 43, 38, 29
Number of Units 1736
Developer 3C Lakeshore Inc., Castlepoint Numa, Continental Ventures Realty, Cityzen Group
Design Architect COBE Architects

[cranes]

Waterloo Region Updates

1157, 1175 Weber Street East Kitchener
@ZEBuilder 03-14-2025, 04:50 PM

Zehr has redesigned this project since they originally got the ZBA/OPA approved for it, they're now planning for this to be one of their "Stride" branded rental building. They are now proposing an 11 floor building containing 233 rental units and 210 sqm of commercial space, it is down from the 443 units and 367 sqm of commercial space in the 17 and 19 floor design.
The new design does not appear to contain any underground parking, instead there is a 1 floor open air parking garage at the back of the site, overall there will be 175 parking spaces, and 229 bike spaces.

Render:





Platform @ Station Park Kitchener
@ZEBuilder 05-10-2025, 01:25 PM

(05-10-2025, 10:07 AM)Momo26 Wrote:
(03-28-2025, 08:43 AM)ZEBuilder Wrote:
Platform is going to be the second Duo building (35 Wellington St S). They soft launched and are selling units now. Prices are low 500s to 800k.
They're expecting closing in 2028. If that's the case we're going to see shoring equipment late this year or early next year. With how soft the condo market is it wouldn't be surprising if they shifted everything back a year.
Studios and super small 1bds for low 500k? 1bed proper and 1+dens low 600ks I'm guessing?
Here's the price list:

3241-3247 King St E and 108 Cameo Dr Kitchener | 24, 23, & 19 fl | U/C
@ZEBuilder 05-30-2025, 08:05 PM

This project now has a ZBA/OPA submitted to the city. Vive is intending to change the height of the third phase of the project from 19 floors to 29 floors. The planning documents haven't been made public yet but Vive will be asking for amendments to the OP for density (FSR of 4.94 whereas 4.0 is the max), reduction in parking spaces (871 instead of 1038) for a rate of 0.8 spaces per unit (slightly lower than this).

Weber Yards (1333 Weber St E) Kitchener | 15, 15, 12 & 12 fl | U/C
@creative 05-27-2025, 09:15 AM

https://weberyards.com/
Saw an add on Instagram this morning. Starting in the low $400s.

132 Fairway Rd. N. Kitchener
https://www.therecord.com/news/water...e65ae6063.html
Affordable rental building proposed for Kitchener neighbourhood
The three-storey building would have 26 studio apartments.

June 11, 2025 - A developer is proposing to build a rental building with affordable studio units in Kitchener’s Centreville-Chicopee neighbourhood.
Eleven Housing Corporation wants to construct the three-storey, 26-unit building on the property at 132 Fairway Rd. N., at the corner of Jansen Avenue.
The site currently contains a single-detached home that would be torn down...

Rendering of a proposed affordable rental building on Fairway Road North in Kitchener. GSP Group



Courtland Avenue East and Block Line Road Kitchener
https://www.therecord.com/news/water...5fd04254f.html
Vive Development plans 5 towers on Kitchener site bought out of receivership
The purpose-built rental development is transit oriented, with an LRT station next door.

June 12, 2025 - Vive Development is planning to build five rental towers on a Kitchener property purchased out of receivership.
The company acquired the vacant site for $22.75 million after a previous project planned by a different developer for the property at Courtland Avenue East and Block Line Road went into receivership last year.
“It’s a parcel that we’ve been keenly interested in for probably well over a decade,” said Stephen Litt, Vive’s chief development officer.
The Block Line LRT station is located at the corner and the site also sits along several bus routes.
...
Litt said roughly 10 per cent of the estimated 2,400 apartments across the five planned towers at Courtland and Block Line will meet Canada Mortgage and Housing Corporation affordability guidelines.
Maximum building heights will be capped at about 35 storeys due to flight path restrictions in place for the Region of Waterloo International Airport.
...
The Vive Development plan is the latest for a site that’s changed hands a couple of times in recent years.
Toronto-based Spotlight Development had planned to build four highrise towers with an estimated 2,500 to 3,000 units, 60 per cent of which would have been affordable, until the project went into receivership last year.
Spotlight purchased the site for $28.5 million after an approved four-tower development proposal didn’t proceed.
“We’re not ones to sit on our hands. Our hope would be to have a shovel in the ground in 2026,” Litt said. The towers would be built in phases.

Vive Development plans to build five rental towers on a property at Courtland Avenue East and Block Line Road. The Kitchener site was purchased out of receivership. Brent Davis/Waterloo Region Record



351-355 King St. N. Waterloo & Erb St W / Caroline St S Waterloo
https://www.therecord.com/news/water...06cc93e6a.html
Waterloo council approves a rental building, strikes a deal to redevelop a downtown site
City hall approved new homes at two locations Monday to help move past a housing crisis that has escalated rents and costs.

June 18, 2025 - Three more residential buildings could be coming to central Waterloo following city council decisions on Monday.
Council has reached a deal with several developers that helps clear the way for two proposed residential buildings on Erb Street West, beside Waterloo Town Square mall next to Ion rail transit tracks.
“I’m really pleased to have this coming to council,” Mayor Dorothy McCabe said when the negotiation was made public.
City hall has agreed to sell one parcel of land to a developer and swap another parcel with a developer to secure almost $7 million in cash, an affordable housing contribution and a bigger redevelopment than initially proposed on a prominent downtown site.
...
Details on redevelopment plans have yet to be made public. One tower is proposed at 25 storeys, drawings show. After both proposed projects are built, some of the area would be still be used for parking as it is today.
...
In a separate vote, council approved a rental apartment building at seven storeys proposed next to an existing 22-storey rental building that’s to see interior renovations. The site is at the corner of King and Columbia streets.
The existing Columbia Street tower is full of five-bedroom apartments, a popular choice when it was built some years ago. The building will be renovated to add 11 additional apartments with sizes ranging from one to four bedrooms.
The renovation will provide more choice for tenants in a building that’s expected to continue attracting students but may also attract other tenants, said Trevor Hawkins, a planning consultant for the developer.
The adjacent new building at seven storeys will include 24 apartments, all with two or more bedrooms, plus commercial space on the ground floor...

Rendering of a seven-storey rental apartment building approved by council at 351-355 King St. N. in Waterloo. MHBC Planning


A prominent downtown site



200 Victoria St S Kitchener | 50 fl | Proposed
@Lebronj23 06-19-2025, 11:05 PM

200 Victoria st S, I believe this was previously a 42fl proposal. This application submitted yesterday calls for a 50fl building
Can’t find the thread if someone wants to move it over
https://www.arcgis.com/home/item.htm...840f9eb177f64e

Application_Status_Site_Plan: SPF25/051/V

A 50-storey mixed-use building containing 745 residential units and 3 commercial units at grade with 4 levels of underground parking. Kitchener City Council increased the maximum Floor Space Ratio from 7.7 to 8.5 in exchange for the provision of 30 affordable housing units at 80% of market rate for a period of 25 years.

211-215 Queen St. W. Cambridge
https://www.therecord.com/news/water...b76571e3a.html
Hespeler site developers and City of Cambridge continue fight at OLT
Blacks Point Development faces hurdles for a mixed-use project at the former Dominion Woollens/Silknit/Forbes textile factory site.

June 20, 2025 - Round 2 in a dispute between the City of Cambridge and the developer of a former Hespeler factory site is set for July 14 at the Ontario Land Tribunal.
The Blacks Point Development project was approved by city council in July 2022, but it has been held up at the tribunal (OLT) in a disagreement over access to a neighbouring property and requests for additional information the developer calls “unreasonable.”
The plan is to convert the former three-storey Dominion Woollens/Silknit/Forbes textile building at 211-215 Queen St. W. into 114 housing units, with commercial space on the ground floor. Three existing one-storey buildings are to be turned into commercial space.
The second phase includes a new 10-storey residential building with 115 units. The first two floors would be for parking, with a total of 279 parking spaces on the six-acre site.

Blacks Point Development has a second fight on its hands with the City of Cambridge, this time over an incomplete application dispute to lift a holding provision on an easement. Metroland file photo



5 Hill Street Kitchener | 36fl | Proposed
@ZEBuilder 06-19-2025, 09:51 PM

The documents haven't been posted for this site yet, the ZBA/OPA only became public this afternoon. Once the documents are public I will add the links to the thread.
The site spans 146 and 152 Lancaster St N, as well as 5 Hill St, it is the existing site of the Hogg Concrete plant and Transit Petroleum depot on Lancaster between Guelph and Wellington St.
The developer is Hogg themselves, with GSP Group doing the planning, they likely have a partner on this if it is anything more then a zone and flip. They also own the property at Charles and Sydney which has this development concept (nothing formally submitted yet): Charles Place | 25, 32, 34, 36, 40, 46, and 46 fl | Proposed.
They're intending for the site to have 9 buildings for a total of 2612 residential units, until the plans are posted there is no breakdown. The development is proposing a total of 264 sqm of commercial space. Between this site and the Vic Common site it is a significant amount of potential units with next to no commercial. The site is proposing 2403 parking spaces.
They are requesting to change the site from industrial to Res 7 in 2019-051 with the following site specific provisions: FSR of 6.1 (slightly lower than Vive and Corley development at 550 Lancaster site), maximum building height of 120.4 metres (35 floors roughly), and to reduce the outdoor amenity requirement to 8650 sqm.
The site isn't particularly well connected with transit, you have the 6 running along Lancaster and then the 34 along Wellington so it isn't the most connected but with the 550 Lancaster site eventually getting developed it isn't the most absurd thing to think there will be some better transit eventually.
In terms of OP the current OP has it as industrial, there will be members of council who will dislike this change significantly. The neighbourhood came out swinging against the Vic Common site so I'd expect a similar situation here, however with the surrounding lands half being parkland and industrial it may have a different outcome. The only thing potentially working in the sites favor is that Kitchener 2051 has this outside of an employment area, so the city wouldn't be going against their future policy on not removing employment areas. However with 2051 not even draft approved those boundaries could change and hence the city can't use that justification, so it will be interesting to see how GSP frames this. Regardless the Lancaster corridor is expected to have some densification based on all 3 of the draft concepts the city has made public so far. The final 2051 draft will likely be a combination of all of them (especially with the incorporation of ROPA 6).
Document Link: SUPPORTING DOCUMENTS

Here's the site:


ZEBuilder 06-20-2025, 10:12 AM

The documents are now public.
In total there will be 9 buildings ranging from 12 to 36 floors, with 5 at 12 floors, 2 at 30 and 2 at 36 floors.
In total 1834 1 bdrm units and 778 2 bdrm units will be provided on the site.
There will be 1306 Class A bike spaces, and 6 Class B. The site will warrant a LT lane on Lancaster based on traffic conditions, this is not surprising in the slightest given the AADT on Lancaster. The site itself has minimal surface parking with the vast majority underground or in the podium levels.
The floor plans are very preliminary, this is expected as this is definitely just a zoning exercise at this point, the functional servicing plan is really indicative of that just based on the preliminary nature of it. However from the concept plans there are offices on the ground floor of most buildings which makes it seems like these could be rental but again it's way too early to tell.
The concept does have a significant amount of open space which is certainly a positive, it's centrally located between all of the buildings with a direct connection to Lancaster.

Concept Plan:


Model: