The Stockyard retail block 30 Weston Rd current works photos

 

Ground works for the huge Stockyards mall at Weston Rd and Keele St. is moving along with drains and water mains installation currently.

Photo post of the site Wednesday April 2nd 2012.



 



 



 



 



 



 



 

Wowie Wowie Wowie 130 Cawthra Ave being marketed as mixed use light indiustrial and artist studios

Maple Leaf Foods subsid…Canada Bread has found a new home for it’s Junction production in Hamilton. Now its appears they are setting up their old Junction building for sectionalized and demised leasing for art and design studios.

Maybe a building like 400 Dufferin Ave has been for so many years.

This makes this blog author so happy artist space is do needed so badly in the area, there was a time in the deep dark ages of the Junction in the 80's til mid 90's that there were good spaces for artists in the Junction. Even Keele Centre had some at great rates and a do what you want ways when the building was owned by the CPR division Marathon Realty, this author worked out of there for a long time.

Couple this with a possible condo on the on the old plant site could really enliven the area.





130_Cawthra_Ave_-_LEASE_-Jan_2012 download flyer



[caption id="attachment_10351" align="aligncenter" width="995" caption="buildoing plan"][/caption]

d

[caption id="attachment_10354" align="aligncenter" width="500" caption="Saturday Feb 11 2012 taken down Flour? Tower"][/caption]

[caption id="attachment_10355" align="aligncenter" width="500" caption="Saturday Feb 11 2012 plant interior during equipment removal"][/caption]

Ethel Avenue CPR site has considerable ground works happening.

 



 

[caption id="attachment_10163" align="aligncenter" width="500" caption="digger on site"][/caption]

 

This land that was part of the West Toronto CPR yard and last used by the railway as a place to test their Iron Highway concept. Sold late last year the site now appears to be being readied by the new owner for development.

Development Watch entries from the Toronto Building Application Status site

3218 DUNDAS ST W
Proposal to construct three storey rear addition to existing apartment building to propose 5 new dwelling units in new, and interior alteration to ground floor to an existing 2 bedroom apartment, to create one 1 bedroom apartment and 1 bachelor unit.







572 ANNETTE ST











Description: proposed new three storey detached single family dwelling with attached garage as approved by committee of adjustment

Mandated civil planning to create artificial architectural detailing

 

 

The street level component of a  proposed condo development on Annette St.  is set  to end up  a rather bland infill under the  design requirements of the City of Toronto.

Looking  at the image above it can be  clearly seen the developers are designing under the city  requirement to build into the building an element that aligns the  portion of the building that runs parallel with the height of the existing buildings on either side of the new building to create a sight line that unifies the running height along the street-scape.

While this is an important consideration for some new infill buildings, such as where a historical building  would be diminished in view or scale. Requiring the rule to be applied to all construction extremely limits designers and builders ability to build for use and needs to the people who are actually going to live in the building.

As more people in the city choose condo living, why not explore the opportunistic appeal of condo living, designing and creating buildings that mold in the new fabric created by the people though the their use of their community.

Below is an image of the a contemporary housing project by IKEA - the furniture company, which also builds housing. This project in Scotland, does not work to align window height,or maintain traditional fenestration coverage. It does not conform to roof design norms in the area  but it does add and fit into the areas older group of buildings, being designed to bring new visual entrance  views for both the roadway turn and the buildings connection to its area.

As the greater amount of Junction residential stock changes from buildings of two and two and half story houses to a greater volume of condos in the next 5 to 7 years, attention and a change will be necessarily in the communities directions to its elected persons to develop a a greater interest in urban participatory design or the community will end up with artificial build environment.  [1.a predication extrapolated  from the number of condo development under consideration and available lots for condos}

 

[caption id="attachment_9369" align="aligncenter" width="400" caption="Contemporary Housing · IKEA Scotland · Newcastle Architect Studios"][/caption]

Going to miss this building

...when the condos arise, this 60's or 70's electrical TTC station.

 

Volta Lofts is a new condo project by Terra Firma Homes currently in preconstruction at 588 Annette St in Toronto. Available condos start in the high $300,000's. The project has a total of 19 units

Beresford Ave & Annette St.,  19 units, 812 to 1064 Square Feet

from the developer text and rendering,

From the builder: 

The Bauhaus movement redefined architectural beauty. Built on the notion that less is more, it did away with excess ornamentation, introducing the world to the splendour of clean lines. This focus on simplicity and functionality is woven into Volta Lofts’ DNA. Iconic limestone, heritage brick and glazed floor-to-ceiling windows blend tradition with modernist architecture. Artifacts from the original Beresford Substation decorate the lobby, giving a nod to local heritage. And rooftop solar panels work in tandem with insulated concrete forms to create an energy-efficient home that’s good for the planet as well as the pocketbook.  From the high $300,000's



 

Ready. We simply need more condos

[caption id="attachment_8584" align="aligncenter" width="405" caption="Not a bad view"][/caption]

The Junction has had a shortage of homes for decades. Since 1984 the prices of houses have tripled. Two periodic property market crashes did not slow the trend, in the Junction as it did in other areas, each fall stopped on a plateau higher than its predecessor. Yet condo development in the area is exceeding slow, with only one existing, the new Heintzman Place, and none other than the old paint plant at 6 Lloyd Ave, even in the planning stages. The old Mc Brides site on the south side of Dundas St West. just east of Keele St. had a proposed project which resulted with a large decry from people living around the site, stopping it.

There are other industrial and retail lots in the area that would serve for the construction of low rise condominium developments. Yet probably most developers would want or have to go above the 15 meter height restriction to make the projects viable. This would entail a building variance for selected projected projects that could be carefully and strictly rationed to ensure the character, the public’s right to light and open airspace is not removed.

Benefits of a 2 or 3 more condos would be,

A) Increased street life, on both the resident and high street commercial areas

B) Increased business for retailers and in turn for building owners

Cb)....the above probably and hopefully moving non retail businesses such a web design shops up to the second and third floors of the retail buildings opening up new retail space.

Cc) providing building owners with more funds to improve their faced and general buildings.

D) Less opportunist crime

E) More community involvement simply because of the increased number of people

And what of the special variances provided to developers for that bit of extra height, well a direct placed funding to fund well – kick start community activities and efforts such as farm markets which are resident run, and would it not be a good idea to have the residents associations to have a trust off which the interest could be used by the residents association.

Of course the last paragraph requires the development of a community consultation government model that devolves specific actions of very local issues to residents groups, a growing movement around the western societies, yet never lost in others.

What they have... we don't in community building resources

The reason for the trip to the Bloordale area today was to visit Nelison Park Creative Centre, a place for families and children, a making place for kids, a leaning environment for everyone for everyone.

A gallery, a community meeting place ringing with light sounds from adult classes and kids summer events, which I can hear as I sit in the gallery.

Why provide you with all this information about a building and it's community two citys wards away and blocks from the Junction? Well the local police will move from their current building on 209 Mavety St in the next month or so.

When · 11 Division, on Mavety St. leaves the city will offer the building internally to any department in need of it. Or worse sell it! .. For development, to private businesses for use.

Yet this blog believes the community should have the building for it's own uses. In our ward the community has a very special place in the area of Swansea the Swansea Town Hall. This building is wonderful for the community, ward 13's current councillor came out the town hall, undoubtedly having community gain opinions and knowledge of her while she worked there. What a great way to see the values and operational skills of a future politician.

Yet it is not of the Junction, Swansea Town Hall. It's too far for families to walk to. Activities and needs for the local people probably differ in many ways. The Junction is much more urban and industrially gritty than Sawnsea. Further the Junction is strip community straddling a rail network.

The Junction consisting of the Upper Junction and lower Junction could benefit greatly from the conversion of the police station into community use.

What could it be like ... Here are a few photos of the Nelison Park Creative Centre in Bloordale. Left out are images of the activity rooms as they were occupied with people.



 



 

Dekalb Market Brooklyn great use of vacant lot

[caption id="attachment_8357" align="aligncenter" width="298" caption="Click on image to go to the market web site"][/caption]

 

Reposted from http://www.archpaper.com/news/articles.asp?id=5544

Low-price, low-rise, low-impact, the new DeKalb Market in Brooklyn is far from low-key. The modular market opened on July 23 and sits on the site of the planned second phase of the CityPoint development in Downtown Brooklyn. The market is made up of a lego-like fortress of shipping containers re-appropriated by 22 local companies as cafes, restaurants, retail outlets, and even an internet radio station. The repurposing of both the site and rectangular storage units is the brainchild of UK-based Urban Space developed with Young Woo & Associates. Urban Space has been championing container constructions for 30 years and is behind successful public spaces and temporary markets including the famous Camden Lock in North London and Union Square Holiday Market in Manhattan, as well as retail, leisure and residential developments. “This is the first of its kind in the US,” said Urban Space's Jessica Tolliver. “We really focus on going into areas that are not being used to full potential and putting something there for the community to enjoy.”



On the former site of the Albee Square shopping center between Willoughby and Fulton Streets, the containers are stacked two-high to form a gateway, and they drop to one story along the perimeter of the one-acre lot, which also accommodates a temporary weekend fair. The container vendors include a diverse mix of established and start-up companies, like Robicelli's cupcakes and Cuzin's Duzin doughnuts. The vendors each leased their new hubs for one year and could individualize the container interiors. Due to delayed permits, they spent the past two weeks frantically painting, cladding, and soundproofing their cabins to meet the grand opening deadline. Anticipating a warm reception, the partners of Urban Space aim to extend and expand the container community. “This is the big intro,” said Tolliver, and, she hopes, the beginning of a rectangular revolution.

ELSEWARE ...winners of high speed rail comp

ELSEWARE is going to be a part of the blog  posting links to articles with similar happenings in the Junction.

This one is about a completion to discuss and provide ideas about high speed rail as as the  West Toronto Diamond project.

 

Click on the image to go to the site.

[caption id="attachment_8364" align="aligncenter" width="490" caption="click on the image to go to the site, this author really enjoyed the HOU(S)TATION configures a new suburban morphology founded on the logics of high-speed rail. article and the The Effect of High-Speed Rail on Six Lives proposes an ad campaign aimed at the high-speed rail public. By demonstrating the diverse set of people who could benefit from HSR, the project reminds us how personal transportation really is article."][/caption]

2876 Dundas St facade scaffolding down.

The scallfolding has come down from the front of the old Reitmans store on Dundas St. West, the cleanup of the facade looks great.

This has for decades been one of the more stoic and grand facades in the Junction.

Baby Point Gates BIA announcement coming this week.

just a lovely lovely logo eh!



 

BABY POINT GATES BUSINESS IMPROVEMENT AREA a (BIA)

TO UNVEIL MAJOR COMMUNITY PROJECT this Wednesaday, the blog will attend and provide reportage right after, well live from the event.

This is a new BIA just formed last year, with what seems an ambitions project going forth.

 

 

 

200 Annette Street - Toronto Preservation Board On council agenda for Tuesday, August 17, 2010

200 Annette Street – Alteration to a Heritage Property and Intention to Designate, Part IV, Section 29, Ontario Heritage Act and Authority to Enter Into a Heritage Easement Agreement

Owner is seeking to have City Council approve the alterations to the property at 200 Annette Street, as designed by their Michael Hatch Designs Ltd.

from the city report...

Background

The property at 200 Annette Street (Attachment No. 2) contains the building formerly

known as the Annette Street Baptist Church. Constructed in 1888, the church was subject

to significant alterations in 1906 when the original west tower was replaced and the

building extended to the west. In 1920 a new entrance vestibule was added to the west

end of the structure.

Proposal

The proposed condominium development includes the rehabilitation of the church

building into eight residential units.

Alterations to the front (west) façade are minor and include:

new recessed entrance doors beneath existing windows at south side

new small window in centre panel of “blind belfry” in south west tower

replacement entrance doors

Alterations to the south (Annette Street) façade include:

new entrance doors within the masonry window opening of each bay by lowering the

sill to grade; retain the original window openings as transoms and original glazing

where possible

new skylights, matching the roof in colour, on two levels centrally located in each

bay of the south-facing roof; existing dormers to remain

new small window in centre panel of “blind belfry” in south west tower

Alterations to the east façade include:

new entrance door in existing window opening at south end by lowering window sill

construct 2nd and 3rd floor additions behind south east tower

Alterations to the north façade include:

new windows in wall, new dormer windows in roof, small decks and covered

parking, centred on existing bays and between existing buttresses

new skylights in north side of entrance vestibule roof

new window in entrance vestibule at basement level

grade level lowered to provide parking access at basement level

200 Annette Street – Alteration to a Heritage Property, Intention to Designate, Part IV, Section 29,

Ontario Heritage Act and Authority to Enter Into a HEA 5

Heritage Comments

The proposed alterations are acceptable in order to rehabilitate the church structure for

condominium use. The original structure is to be retained and conserved with alterations

to the north and east elevations. The addition of dormers and decks to the north elevation

is acceptable as it has limited physical and visual impact on the cultural heritage value of

the building. The front (west) and side (south) elevations will be conserved with minor

alterations.

The rehabilitation proposal is found to be in accordance with the Parks Canada Standards

and Guidelines for the Conservation of Historic Places.

Reasons for Designation

Staff is requesting as a condition of approval that the property at 200 Annette Street be

designated under Part IV of the Ontario Heritage Act. The attached Heritage Property

Research and Evaluation Report (Attachment No. 4) outlines the historical, architectural

and contextual background of the property, and evaluates it according to the provincial

criteria prescribed for municipal designation (Ontario Regulation 9/06). The Etobicoke

York Community Preservation Panel provided historical information that assisted in the

research and evaluation of the site.

The Reasons for Designation (Statement of Significance) are found in Attachment No. 3.

The property at 200 Annette Street is worthy of designation for its cultural heritage value,

and meets the criteria for municipal designation prescribed by the Province of Ontario

under the three categories of design, associative and contextual value. Located on the

northeast corner of Annette Street and High Park Avenue, Annette Street Baptist Church

(1888, with additions in 1906 and 1920) has historical importance as an institution of

significance in the West Toronto Junction community, where it features a well-crafted

design influenced by Arts and Crafts styling and stands as a local landmark.

Background




Annette Street Baptist Church



Description

The property at 200 Annette Street is worthy of designation under Part IV, Section 29 of

the Ontario Heritage Act for its cultural heritage value, and meets the criteria for

municipal designation prescribed by the Province of Ontario under the three categories of

design, associative and contextual value. Located on the northeast corner of Annette

Street and High Park Ave, Annette Street Baptist Church (constructed in 1888, with

subsequent additions) is a single-storey church building. The site was listed on the City

of Toronto Inventory of Heritage Properties in 1998.

Statement of Cultural Heritage Value

Annette Street Baptist Church is an institution of historical importance to the West

Toronto Junction community. The area was developed in the 1880s after the Canadian

Pacific Railway opened its West Toronto freight yard, which attracted industry,

residential subdivisions, and institutions including churches. Following the incorporation

of the Village of West Toronto in 1884 (which became the Town of West Toronto

Junction, the Town of Toronto Junction and the City of West Toronto prior to its

annexation by the City of Toronto in 1909), Annette Street Baptist Church opened in

1889 and served the spiritual and social interests of the community for nearly a century.

While Annette Street Baptist Church incorporates elements of the popular architectural

styles of the late 1800s, particularly features from High Victorian Gothic Revival and

Romanesque Revival, its overall character recalls the Arts and Crafts influences of the

late 19th century. While local builder John Turner is credited with its construction, the

design of Annette Street Baptist Church resembles one developed for small-scale

churches by Toronto architect Edmund Burke and published in The Canadian Baptist

magazine in 1886. The exaggerated pitch and flared eaves of the roof were retained in

the design when the structure was extended to the west (1906), with the west entrance

(1920) displaying complementary Arts and Crafts detailing.

Contextually, as a church placed on a corner lot at a major intersection in the

neighbourhood, Annette Street Baptist Church is a landmark in the West Toronto

community. It is an integral part of the collection of churches that contributes to the

character of Annette Street as an institutional corridor where Annette Street Baptist

Church is historically, visually and physically linked to its surroundings.

Heritage Attributes

The heritage attributes of the property at 200 Annette Street are:

200 Annette Street – Alteration to a Heritage Property, Intention to Designate, Part IV, Section 29,

Ontario Heritage Act and Authority to Enter Into a HEA 10

The church building

[caption id="attachment_7147" align="aligncenter" width="363" caption="Historical photograph of Annette Street Baptist Church, prior to 1906 when the building was extended to the west and altered (Source: The Leader and Recorder (Winter 1996), 8)"][/caption]

The scale, form and massing of the rectangular plan that rises one extended storey

above a stone base with window openings, the application of red brick cladding with

brick, stone and wood detailing

The steeply-pitched gable roof with the flared eaves, gabled dormers and, at the

northwest corner, an extended brick chimney

At the southwest and southeast ends, the corner towers with pyramidal roofs, flared

eaves and, on the west tower, brick finials (which have been altered)

The east tower (1888), which contains the original entrance to the church and has

segmental-arched openings with decorative hood moulds

The round-arched openings, many of which are organized by brick buttresses and

contain leaded glass windows

The distinctive round window on the west façade

On the west façade facing High Park Avenue, the single-storey entrance porch with

its steeply-pitched gable roof with flared eaves, oversized wood brackets, halftimbering,

and monumental round-arched entry

The datestone, labelled “A.D. 1888 & 1906” (at the base of the west tower)

The placement and setback of the building on the corner lot

full report

The Village by High Park, Topping off ceremony

Recently the blog attended the topping off ceremony for the  The Village by High Park  condominium project, an event to celebrate both buildings reaching their final height by the placing of the last major structural concrete.

In these images you see the  men and woman who are building the enjoying  a meal to celebrate all of their excellent work.

Transit, Politics blog on Transit, Politics talks about the Junction and Go Transit

outtake...

GO was so preoccupied with opposition in Weston that it failed to take account of the quickly growing population around the rail corridor south of West Toronto Junction.  Aside from the question of daily train movements, GO further alienated residents with a proposal for the Strachan Avenue grade separation that would have created a major barrier within the new King West / Liberty Village community.  This matter was not resolved until intervention by Metrolinx and a compromise solution acceptable to the City of Toronto was adopted.

GO runs popular services, and as a provincial agency it is used to getting more or less what it wants.  Public participation and accommodation have not been GO’s strong suits.

Full article

200 Annette Street - hoarding goes up

[caption id="attachment_6903" align="aligncenter" width="473" caption="Wednesday the 23rd of June 2010 "][/caption]

It's happening the hoarding is going up and soon the simple elegance of the church will be gone and replaced by homes. While homes will lessen the street-scape - this developer is retaining enough that the church will still be visible to the mind.

200 Annette Street - details of development

• A 4.57m wide driveway is proposed, 6.0m is required bylaw.


• Parking Spot width of 2.74m is requested, 3.2 is required


• The dormer height on the north side is 10.42m, 10.0m is the maximum allowable height even though the roof of the church is much higher than 10.0m


• The proposed residential gross floor area (GFA) is 583m² which exceeds the allowable amount by over 350m².  The actual church is not getting significantly bigger with the condo conversion but GFA for residential is different than it is for churches.

Other notes:

• To accommodate the driveway and parking area the site plan calls for the removal of 2 mature trees including one large tree on High Park Ave and one at the back of the site.


• New entrance door on the west facade.


• Five new entrance doors on the south facade


• 10 new skylights on the south roof.


• The site plans notes “relocate bus shelter”.  I think this is to improve the unit 1 patio view but I wonder what the TTC is going to say about that.

Text in italics from Martin L of the JRA

I hope a few facts and drawings help clear up some questions about this project.

Martin Lennox JRA co-chair