496 Dundas Street - 16s mixed use (Approved)

Dither City · #1 Posted **May 21, 2021, 5:06 PM**

New proposal which has been hanging around since 2019 looks like York development is behind this proposal. The name Amiraco Properties is on Application but I suspect it is York. Northend looks interesting on this development looks like it's stepped down which is unusual considering that's generally street front.

https://london.ca/sites/default/files/2021-05/Z-9347-Notice%20of%20Application.pdf

https://pub-london.escribemeetings.com/filestream.ashx?DocumentId=65514

jammer139 · #2 Posted **May 22, 2021, 2:45 PM**

This is a terrific proposal. There are numerous under utilized buildings and lots along major corridors that can and should be redeveloped. This old grocery store is ideal given the size of the lot and location. Could and should be much taller then 16s with the size of lot. Horton, Springbank, Wellington Rd, Hamilton Rd and York all have under utilized buildings and lots that are candidates for new buildings. Hopefully this gets built sooner rather then later.

ssiguy · #3 Posted **May 22, 2021, 6:20 PM**

This is a great proposal on an ideal street. The more the constant urban form between downtown and Old East, the more Old East will thrive as it becomes more of an extension of downtown as opposed to an isolated area much like Richmond Row has become an extension of downtown.

However, I disagree with you that it should be taller. One of the appeals of mid-rise buildings that convert older structures is that the older part can be used as parking and expanded at the back. This results in drastically lower costs and time by not having to make huge excavations.

As we see at buildings like Centro, building the underground parking takes up a huge amount of time and money. Often it's not the building that takes long to construct but rather the foundation itself. This is why it takes much longer to build highrises than it does lower/medium size ones even if they eventually have the same number of units.

jammer139 · #4 Posted **May 22, 2021, 8:48 PM**

This proposal does not save the old grocery store. It would be demolished and a two level underground parking garage built using most of the lot. So goto 20+ floors is perfectly fine. There are a couple of 20+ buildings already standing and 3 more proposed for further east along Dundas. So this proposal could easily be 20+ as well. It's all about density density density for downtown and along major transit routes. I agree with you on filling in the gap between downtown and uptown(Old East) and even further east towards the McCormick factory lands. Lot's of potential if city hall doesn't screw it up and allow idiots with anti development and anti growth agendas interfere.

Quote:

Originally Posted by ssiguy

This is a great proposal on an ideal street. The more the constant urban form between downtown and Old East, the more Old East will thrive as it becomes more of an extension of downtown as opposed to an isolated area much like Richmond Row has become an extension of downtown.

However, I disagree with you that it should be taller. One of the appeals of mid-rise buildings that convert older structures is that the older part can be used as parking and expanded at the back. This results in drastically lower costs and time by not having to make huge excavations.

As we see at buildings like Centro, building the underground parking takes up a huge amount of time and money. Often it's not the building that takes long to construct but rather the foundation itself. This is why it takes much longer to build highrises than it does lower/medium size ones even if they eventually have the same number of units.

ssiguy · #5 Posted **May 25, 2021, 8:00 PM**

I didn't realize that the entire building would be destroyed.

Well obviously the developer had their reasons to make the building a little shorter. Either way anything filling up the gap between Downtown and Old East is nothing but good news.

jammer139 · #6 Posted **Jun 10, 2021, 3:22 PM**

HIA report for this proposal.

https://pub-london.escribemeetings.com/filestream.ashx?DocumentId=81557

jammer139 · #7 Posted **Aug 12, 2021, 1:28 PM**

Public meeting scheduled for this proposed project.

https://london.ca/sites/default/files/2021-08/Z-9347%20-%20PPM%20Notice-a-with%20new%20insert.pdf

GreatTallNorth2 · #8 Posted **Aug 12, 2021, 1:47 PM**

A great proposal, we need a lot more of this in the downtown area.

johnnyhamont · #9 Posted **Aug 12, 2021, 3:21 PM**

Quote:

Originally Posted by jammer139

HIA report for this proposal.

https://pub-london.escribemeetings.com/filestream.ashx?DocumentId=81557

ssiguy · #10 Posted **Aug 12, 2021, 5:11 PM**

Nice looking proposal with a good frontage onto Dundas.

bolognium · #11 Posted **Aug 13, 2021, 12:00 PM**

Love proposals that fill annoying little gaps like this. That block of Dundas between Maitland and William is pretty dead, and could use a few storefronts to animate the street a bit.

I'm also okay with the height. I'm not opposed to taller, but hopefully this modest building will see less blowback from the Woodfield neighbourhood.

ssiguy · #12 Posted **Aug 13, 2021, 8:20 PM**

I too love infills like this.

Despite being a skyline geek like the rest of us, it is far healthier and creates a more vibrant streetscape to have 2 15 story buildings fill in 2 lots than a 30 story building that only fills in one.

MolsonExport · #13 Posted **Aug 14, 2021, 3:58 PM**

true. Infill is badly needed in the gappy London downtown. I do hope that infill will create more demand so that we can get two 30-storey buildings. A virtuous cycle, if you will.

jammer139 · #14 Posted **Aug 20, 2021, 11:07 AM**

LFP article on this proposal going to Planning committee soon.

https://lfpress.com/news/local-news/highrise-proposed-near-rapid-transit-line-in-old-east-village

jammer139 · #15 Posted **Aug 26, 2021, 2:38 PM**

Updated Planning Committee submission for mtg Aug 30th. Includes new photos and renders.

https://london.ca/sites/default/files/20...20Street%20Z-9347%20%28IdC%29%20AODA.pdf

jammer139 · #16 Posted **Jul 7, 2022, 3:35 PM**

Updated renders on architects website. Don't recall if this has got to full council as of yet.

https://www.zeddarchitecture.com/19-019

CanadianTalk · #17 Posted **Jul 7, 2022, 3:53 PM**

It looks like this passed at council on the the September 14, 2021 meeting

Link to minutes: https://pub-london.escribemeetings.com/M...ad2031c1&Agenda=PostMinutes&lang=English

jammer139 · #18 Posted **May 7, 2024, 4:57 PM**

This proposal from York has also been totally quiet. The location is problematic with the nearby methadone dispensary. I suspect this will be far down the priority list of York projects.

jammer139 · #19 Posted **May 28, 2024, 8:25 PM**

Amiraco the developer behind this proposal has just applied for zoning for a draft sub-division at the SW corner of Bostwick and Pack Rd. Not clear exactly what the connection is with York Developments but it may be similar to Old Oak and Bluestone and Summit Properties.

https://www.zeddarchitecture.com/19-019

jammer139 · #20 Posted **May 30, 2026, 2:50 AM**

So the former grocery store building on this site was issued a property standards violation a few months ago as it continues to rot away. Hopefully they would just get on with it and demolish the building before it goes up in flames. Doesn't appear that we will see any progress on submitting a detailed site plan or building permit for the zoned 16s building.

https://www.zeddarchitecture.com/19-019