Amortization refers to the process of gradually repaying a mortgage through regular payments over a fixed period of time.
Why Amortization Matters in Real Estate
In Canadian real estate, the amortization period determines the length of time it will take to fully pay off a mortgage. It impacts the size of monthly payments and total interest paid over the life of the loan.
Typical amortization periods:
25 years for insured mortgages
Up to 30 years for uninsured mortgages
Amortization is distinct from the mortgage term, which defines the current contract period. The mortgage is typically renewed multiple times within the amortization schedule.
A construction loan is a short-term, interim financing option used to fund the building or major renovation of a property, with funds disbursed in. more
A certificate of occupancy is an official document issued by a municipal authority confirming that a building complies with applicable codes and is. more
A bylaw variance is official permission granted by a municipal authority allowing a property owner to deviate from local zoning or building bylaw. more
Corporate restructuring refers to the reorganization of a company’s operations, assets, or liabilities, often under court supervision, to improve. more
A consumer proposal is a formal, legally binding agreement in Canada between an individual and their creditors to repay a portion of their debt over. more
A comprehensive mixed-use development containing a daycare, new public park, 9,870 sq. ft of retail space, and 915 rental apartment units has been proposed for a commercial plaza in East York's O'Connor-Parkview neighbourhood. The complex would contain four separate buildings with heights of 14, 15, 21, and 29 storeys.
Plans were filed in early July on behalf of 1000920447 Ontario Inc. and support a number of applications pertaining to the development, including a Draft Plan of Subdivision that reimagines the site with a new public street and two surrounding development blocks, including a park block, and Official Plan and Zoning Bylaw Amendment applications to allow for intensified height and density, among other changes.
The submission also includes an application for a Class 4 Receptor Classification on a portion of the site, which is a tool for resolving conflicts between louder industrial-zoned lands and more noise-sensitive land uses, such as residential, by relaxing the noise limit levels on the most-impacted area of the development site.
According to planning materials, "It is anticipated that some concerns may be expressed by the nearby industrial operators relating to the development of sensitive land uses in proximity to the existing industrial operations that could potentially limit the continued operation and expansion opportunities of industrial uses."
The classification would help remedy these concerns, but in order to reduce noise levels for residents, mitigation methods — including setbacks, building design, and noise barriers — would be implemented. In one example, the planning materials describe eliminating noise-sensitive windows along facades that would be most impacted by nearby industrial noise.
The industrial lands are located to the west and north of the site, which is located on the northwest side of 1450 and 1500 O'Connor Drive. The site spans 158,068 sq. ft and is currently occupied by restaurants, retail establishments, medical offices, small-scale industrial uses, and a day care, according to planning documents.
If approved, the proposed development would stand out amongst its immediate surroundings — the tallest nearby structure being a seven-storey mixed-use building — but the developer has made the case that the build would enhance the existing neighbourhood by providing the "on-site parkland dedication, public realm improvements on O’Connor Drive, expand(ing) the range of housing options within community, and optimize(ing) the planned investments in the local transit, cycling, and road network."
The site is located on a Major Road within close proximity to the Don Valley Parkway and is serviced, most notably, by the TTC O’Connor bus, which connects to the the Bloor-Danforth Line and the nearly-completed Eglinton Crosstown LRT.
Once complete, the site would be organized with 14-storey Building A along the eastern edge of the property, fronting onto O'Connor Drive and the new public road; 21-storey Building B sitting to the west of Building A, also fronting onto the new street; 29-storey Building C located west of Building B and fronting onto a cul de sac at the end of the new road; and 15-storey Building D sitting north of the new road and directly west of the 15,769-sq.-ft public park.
Site Plan for 1450 & 1500 O'Connor Drive/Arcadis
The buildings, which are designed by Arcadis, would feature podium elements ranging from four to six storeys in height. They would contain the daycare facility, located at grade along the new public road, and the retail units, also at grade, with some fronting onto the new road and others onto O'Connor Drive. Additionally, green roofs would be installed on each of the proposed buildings.
In total, the development would provide residents with 19,697 sq. ft of indoor amenity space and 18,933 sq. ft of outdoor amenity space located at grade and on various levels throughout the four buildings. As well, across the entire development, there would be a total of 521 vehicle parking spaces across three levels of underground parking and 1,009 bicycle parking spaces on the ground and mezzanine floors. Finally, the 915 rental apartment units would be divided into 473 one-bedrooms, 335 two-bedrooms, and 107 three-bedrooms.
According to planning materials, the developer behind 1000920447 Ontario Inc. has been working with the City since early-February 2024 to deliver the current proposal. A year and a half in, the collaborative efforts have culminated in an attractive and ambitious development that could pave the way for more intensification in this corner of the city.
The Cherry Lane Shopping Centre at 2111 Main Street in Penticton. / Visit Penticton
The Cherry Lane Shopping Centre, the only enclosed shopping centre in the South Okanagan and Similkameen Valley, has been put on the market by the owners, according to a commercial real estate listing published last week.
Located at 2111 Main Street directly east of Lion's Community Park, the Cherry Lane Shopping Centre sits on 21.6 acres of land that is bounded by Warren Avenue W on the north, Main Street on the east, Kinney Avenue on the south, and Atkinson Street on the west. The property includes 1,144 parking stalls, including a 1.50-acre excess surface parking lot on the other side of Warren Avenue W that is also part of the same legal parcel.
The mall is home to around 50 stores and 277,336 sq. ft of retail space, with major tenants including Save On Foods, London Drugs, Valley First Credit Union, Angry Otter Liquor, and CIBC. Smaller tenants include Booster Juice, Canada Post, Royal LePage, and The Shoe Company. Prior to its insolvency, Hudson's Bay was also in Cherry Lane, but the embattled retailer has since vacated its space in the centre.
The Cherry Lane Shopping Centre originally opened in 1975 and BC Assessment values the property at $68,764,000, according to an assessment dated July 1, 2024, and marking an increase from the previous assessed value of $62,093,000.
The Cherry Lane Shopping Centre at 2111 Main Street in Penticton. / JLL
The shopping centre is held under Cherry Lane Shopping Centre Holdings Ltd. and beneficially owned by Manulife Financial Corporation, according to documents from the Hudson's Bay court proceedings. The mall is managed by commercial real estate services firm JLL, who reached an agreement with Manulife in December 2022 to manage all of Manulife's properties in Canada.
The Listing
Last week, the Cherry Lane Shopping Centre was listed for sale by JLL's Capital Markets team and National Retail Investment Group, who described Cherry Lane as a "dominant" shopping centre and said that a 100% freehold interest in the property is being offered free and clear of any financing. The property appears to have been listed previously, as JLL described the listing as a "relaunch."
Address: 2111 Main Street, Penticton
Year Built: 1975
Site Area: 21.56 acres
Gross Leasable Area: 277,336 sq. ft
Current Occupancy Rate: 90.7% (excluding former Hudson's Bay space)
According to JLL, the shopping centre has an occupancy rate of 90.7% as of June 1 when excluding 94,643 sq. ft that was formerly occupied by Hudson's Bay. That space is located at the western side of the mall and JLL notes that the space could either be re-leased or redeveloped.
A site map (left) and tenancy overview (right) of the Cherry Lane Shopping Centre in Penticton. / JLL
"Functioning as a regional shopping hub, Cherry Lane attracts customers and visitors from a growing trade area of 68,560 residents that includes the City of Penticton and the neighboring communities of Summerland, Okanagan Falls, Naramata, Oliver, and Osoyoos," said JLL in a sales brochure. "Strategically positioned in the heart of Penticton's primary shopping district, Cherry Lane features prime visibility along Main Street, the city's main north-south thoroughfare. The Property benefits from a wealth of nearby amenities, growing neighborhoods, and a vibrant daytime population supported by nearby employment centers."
The listing also suggests that the property — renovated in 1995, 2005, and 2015 — could potentially be redeveloped.
"Immediate value-add strategies are available on the Property with the recent availability of the former 94,643 sf Hudson's Bay Box, offering the opportunity to strengthen the retail offering through re-leasing or undertake mixed-use development under the City of Penticton's Transit Oriented Areas policy of 2.50 floor area ratio," said JLL. "Cherry Lane's significance is further underscored by its location on one of the largest land parcels in Penticton. The Property's transit-oriented land use designation offers exciting potential for future redevelopment into higher density, mixed-use residential and commercial uses."
Whether or not the mall will be redeveloped — an increasing trend for large shopping centres across Canada — remains to be seen, but the possibility undoubtedly enhances the value of the property.
Although the commercial real estate market in BC has been somewhat slow this year, retail properties have continued to transact at a relatively steady pace. Manulife recently sold Piccadilly Mall — an 226,213-sq.-ft shopping centre located at 1151 10 Avenue SW in Salmon Arm, BC — in a sale that was brokered by Marcus & Millichap, alongside Cushman & Wakefield. The buyer remains unknown, but was represented by Newmark. Other malls that have transacted this year include the Cottonwood Centre in Chilliwack and Willowbrook Park in Langley.
Rendering of the proposed Brass Rail Tavern redevelopment/DIALOG
Another session of Toronto City Council begins on Wednesday and the extensive agenda includes a laundry list of potential housing developments, most of which are recommended by city staff and community councils for ultimate approval.
But not all. In fact, there are three prospective developments on the agenda this month that have been flagged for “refusal,” and City Council’s decision will be the nail in the coffin for those — for now. The next step for those developers, in the event of Council’s refusal, will be to appeal their projects at the Ontario Land Tribunal.
Interestingly, this is the highest number of recommended refusals in a single Toronto City Council meeting in a year. At the July 2024 session, seven applications were recommended for refusal, but in the months that followed, it wasn’t unusual for every application on the agenda to get the green light.
That all aside, here’s a look at what likely won’t be getting the go-ahead at this week’s session of Toronto City Council.
699-707 Yonge Street, 1-17 Hayden Street, and 8 Charles Street East
Rendering of 699-707 Yonge Street, 1-17 Hayden Street, and 8 Charles Street East/DIALOG
Plans to redevelop an L-shaped site that includes the site of an adult entertainment club, known as the Brass Rail Tavern, first came to light in September 2022, and those call for a 64-storey, 712-foot building with 514 residential units, disbursed across around 378,147 sq. ft of residential gross floor area (GFA). The development proposal, which comes from Concord Adex, also specifies 131 studio units, 237 one-bedrooms, 96 two-bedrooms, 50 three-bedrooms, and 4,460 sq. ft of commercial space.
The three-storey brick row building the Brass Rail is located within was constructed in 1887 and has been listed on the City’s Heritage Register since March 2016, and in November 2023, the Toronto Preservation Board adopted a Notice of Intention to Designate the building under the Ontario Heritage Act. At that time, the then-Chair of the Board of Directors for the Architectural Conservancy Ontario, expressed to STOREYS that there were “strong” grounds for designating the property, as it has clear contextual and architectural value. The designation eventually passed.
As such, one of the concerns voiced about the project during a community consultation in May 2025 was about the heritage conservation of the historic architecture. Meanwhile, the refusal report going to Council this week points out that the application only proposes the retention of the west elevation in-situ, while the remainder are planned to be removed and in some cases altered. It also says that the tower “provides an inadequate stepback from Yonge Street,” which “overwhelms the heritage building's massing and scale and relationship to Yonge Street.” Finally, it notes that the required Heritage Permit Application has yet to be filed by the applicant.
Other things voiced by the community at the May consultation included a desire for subway access connected to the proposed building, and concerns about the smaller unit sizes (studios and one-bedrooms), which make up a 71% share of the overall unit count.
Rendering of 110 Sheppard Avenue East/Sweeny &Co Architects
A proposal for a 49- and 53-storey development in North York is fairly recent, having only been filed with the City at the end of March on behalf of an entity known as 110 Sheppard East GP Inc. The towers would share a mixed-use podium that would include retail space, and jointly contain 1,313 residential units, including 46 studios, 883 one-bedrooms, 239 two-bedrooms, and 145 three-bedrooms. That translates to just shy of a 30% of larger, family-sized units.
Given that the proposed would replace a 10-storey office building already on the site, residents expressed in a community consultation held this past May that the increased density would mean more traffic, less privacy, and shadowing on the rest of the neighbourhood — all concerns that are more often than not brought up in relation to high-rise development proposals, whether they are warranted or not.
However, the refusal report going to Council this week backs those concerns up, and describes some of the “issues” that need to be resolved in order for the proposal to move forward, including increased setbacks between the private and public realm on Kenneth Avenue and adjustments to the base building height and tower floorplate to minimize shadow impacts on the adjacent Willowdale Park Trail and on-site parkland dedication. It also calls for a revised Transportation Impact Study that addresses things like background traffic growth rate, pick-up-drop-off activity, and the impact of future developments.
Another concern voiced by the community was that the building wouldn’t offer enough family-sized units. The City report doesn’t take issue with that, but it does advise that the average unit sizes for the two and three-bedroom units should be increased to around 970 sq. ft (up from the currently proposed 700 sq. ft) and 1,140 sq. ft (up from 830 sq. ft), respectively, “in keeping with the city standards.”
Plans to redevelop the site at 30-36 Hendon Avenue, also in North York, were submitted to the City in late-December on behalf of Trolleybus and call for 46-storey purpose-built rental that would replace three detached dwellings that collectively house five individual residential units, including three rental units at 30 and 36 Hendon Avenue that are set to be demolished. Notably, Trolleybus’ plans call for the expropriation of proportions of the site to facilitate the extension of both Beecroft Road and Hendon Avenue.
On the remainder of the site, a total of 433 units are planned, including including 277 one-bedrooms, 113 two-bedrooms, and 43 three-bedrooms, translating to around a 36% share of larger, family-sized units. No non-residential GFA has been proposed.
Despite the entire building being rental, area residents expressed in a May 2025 community consultation concerns about the affordability of those units, and in a similar vein, the refusal report going to Council this week states that since proposal won’t be replacing the existing rental units at 30 and 36 Hendon Avenue that are set to be demolished, “the applicant is required to provide a Tenant Relocation and Assistance Plan to lessen hardship for existing tenants.”
Other concerns expressed by residents and in the refusal report have to do with damage to the existing natural environment, including the adjacent Hendon Park and a century-old tree on site that is proposed to be destroyed. The City report calls for a larger setback between the development and the park, and for the applicant to explore additional tree preservation options and provide private tree planting in the event of removals.
Artist rendering of the one-bedroom garden suite/City of Mississauga
"Members of the public, homeowners, sometimes they resist change," says Andrew Whittemore, Commissioner of Planning and Building at the City of Mississauga. "But when they experience it and they see it firsthand, it makes them sort of realize, you know what? It's not that bad. Maybe I'll do it myself."
The change Whittemore speaks of is Mississauga's decision to update its Official Plan and Zoning By-law in late 2023 to make it easier for homeowners to build up to two Additional Residential Units (ARUs) on their property, such as a garden or laneway suite, or basement apartment.
The following June, the City aimed to further incentivize the development of these infill housing units by providing residents with free, pre-approved garden suite plans, which they made available to individuals across the province on National Housing Day in November 2024. Following in Mississauga's footsteps, just this month, the City of Toronto released their own free and pre-approved plans for garden and laneway suites.
With blueprints in hand, garden suite hopefuls can now save on planning and design costs, while city staff is able to more quickly approve plans, spurring the development of these secondary dwellings across Mississauga and beyond, and helping to achieve the City's goal of getting more homes built, streamlining building approvals, and making homes more affordable.
The designs include a 430-sq.-ft open-concept studio and a 600-sq.-ft one-bedroom suite that contain both a kitchen and a three-piece bathroom. While rigid in their layout, the suites are fully customizable, down to the paint, plumbing fixtures, flooring, and exterior siding.
Artist rendering of the one-bedroom garden suite/City of Mississauga
Roughly a month after the designs were released, STOREYS spoke with Whittemore to get an idea of how effective the initiative had been. At the time, he reported that the City had seen 30 inquiries into building garden suites and one application — not the surge one would hope to see, but a positive start that got the City thinking of other ways to boost interest, such as providing more information on their website, reducing unnecessary application requirements, and waiving certain fees.
Just over a year out, Whittemore shares that things have picked up, even despite broad economic headwinds. There are now over 100 inquiries as of mid-June, 50 permit applications, and about four or five garden suites that have been constructed or are underway. One, Whittemore shares, recently underwent inspection. "It's absolutely beautiful," he says. "It exceeds everything that we had expected of this project."
Inspected garden suite/City of Mississauga
One major development that Whittemore says resulted in the increase in garden suite applications and inquiries was Mississauga City Council's July-2024 adoption of the Affordable Rental Housing Community Improvement Plan (CIP) that directed $44 million in funding to support affordable rental housing, including grants for homeowners and developers building additional units.
CIPs are provincial tools that allow municipalities to spur development through the allocation of loans and grants, and Mississauga's was adopted as a key action under Growing Mississauga: An Action Plan for New Housing.
In part, the CIP allows the City to remove building permit fees for garden suites — which are already not subject to development charges — but it also does away with development charges and parkland contributions formerly required for larger ARUs, like fourplexes, further incentivizing gentle density.
"[It] really creates a more affordable project for both the builder and hopefully for the renter," says Whittemore. "We know that gentle infill is not going to solve the housing crisis, but from my perspective, I felt there was a lot of value, and so did our Mayor and Council, obviously, in trying to incentivize [ARUs] where we can."
On top of waiving permit fees, the City noticed a need for readily available, detailed information to inform their largely inexperienced clientele: everyday homeowners. "Our client, in most of these situations, is a non-developer, non-builder," says Whittemore. "So on our webpage, we've really enhanced it to help those [...] folks figure out how to do this, what it's going to cost, who they need to talk to, those type of things."
When STOREYS spoke to Whittemore last June, he had also shared that the City was looking to expand the initiative to include plans for two-storey builds and even four-units, something Whittemore says is still "very much a top priority" and will likely be delivered by Q2-2026.
One major aspect of delivering initiatives like these, he shares, is making sure the public is looped in. One way they've done that is by partnering with Sheridan College to brainstorm around 26 designs for four-unit homes that incorporated the needs of demographics that would inhabit them, including seniors, young people, and families.
"Part of that effort is so that I can use those to show the community how amazing a four-unit design can be," says Whittemore. "Before we get to more detailed launching, we really want to bring the public along to understand what these are going to look like."
For Toronto and municipalities across the GTA, clear communication on growth initiatives like what we're seeing in Mississauga is key, as there can be pushback from existing residents as municipalities move towards more gentle density in historically single-family-home neighbourhoods. When asked about community feedback on the City's legalization and push to incentivize the construction of more ARU's like garden suites, Whittemore says the reception has been largely positive.
"I don't think there's ever a change in a neighbourhood where someone doesn't have a comment about it," says Whittemore. "There are usually comments, some of them are positive, some of them can be negative, [...] but overall, I've heard pretty much positive, and I think it's because a lot of it is resident driven. These are not developers coming in to build something and then leave. These are people who are investing in their properties and their neighbourhoods."
As for municipal governments considering implementing a similar initiative, Whittmore has one piece of advice: "Be very open to hearing and to listening and understanding what the challenges are on the ground. [...] You have to be somewhat open and comfortable with being a little creative and challenging the status quo. I don't think you go into this with a status-quo kind of mindset."
Based on their current rates of growth, the City of Surrey will very likely exceed the City of Vancouver in population as early as 2027, according to Statistics Canada projections published earlier this year. Thus, Surrey's City Centre Plan is important not just to the growth of Surrey, but the entire Metro Vancouver region.
The City Centre Plan was originally approved in 2017, laying the groundwork for the area's transformation from a suburban town centre to the transit-oriented downtown taking shape today. A lot has changed since then, thus the City is now embarking on a significant update to the City Centre Plan.
This update will incorporate the transit-oriented areas legislation (Bill 47) introduced by the Province in Fall 2023 and have a focus on facilitating economic development by cementing a Central Business District where employment space will be concentrated and enabling more development around the future Green Timbers Station.
Under Surrey's Official Community Plan, the Central Business District is defined as the area bounded by 104 Avenue on the north, King George Boulevard on the east, Old Yale Road on the south, and University Drive on the west. Notable existing buildings in this area include Surrey City Hall, the adjacent library, the Civic Hotel, and the Central City mixed-use hub. Earlier this year, however, the Central Business District boundaries were expanded to also include a few parcels on the western side of University Drive near 102 Avenue. The newly-included parcels include the SFU Surrey engineering building and a vacant site immediately to the south.
The updated land use concept for Surrey City Centre, including the Central Business District. / City of Surrey
Projects within the Central Business District that are currently under development include the Civic District by Wesgroup located directly east of Surrey City Hall, Centre Block (home of the new SFU medical school) by the Surrey City Development Corporation, 102 + Park by Marcon at the corner of 102 Avenue and City Parkway, as well as a 67-storey tower that was planned for 10227 King George Boulevard by AimForce Development (and is now under foreclosure).
That does not leave too many parcels that can be redeveloped, but the Central Business District will have a permitted base density of 7.5 Floor Area Ratio (FAR), with some variations. Parcels toward the west of the SkyTrain guideway (besides the two newly-added ones) are designated Central Business District 1 and are required to have 3.5 FAR of non-residential uses, while those on the eastern side of the SkyTrain guideway are designated Central Business District 2 and are required to provide 2.0 FAR of non-residential uses.
Outside of the Central Business District, of particular note is the southeast corner of the City Centre area, which is currently home to low-rise residential and commercial uses, but will be designated for mid- and high-rise development under the updated City Centre Plan, as a result of the forthcoming Green Timbers Station being constructed as part of the Surrey-Langley SkyTrain. The new station will be located at the intersection of Fraser Highway and 140 Street, at the western edge of Green Timbers Park, near the Jim Pattison Outpatient Care and Surgery Centre. The Station is just outside the boundaries of the City Centre Plan, but some of the areas within close proximity to the station are within the plan area.
A preliminary rendering of the future Green Timbers Station at 140 Street and Fraser Highway. / Government of British Columbia, TransLink
Under the City Centre Plan, the areas immediately surrounding Green Timbers Station, King George Station, Surrey Central Station, and Gateway Station will be designated for mixed-use high-rise development, which will allow up to 7.5 FAR with commercial space on the ground floor required. In terms of heights, high-rise development sites will allow for over 20 storeys, inclusive of a minimum four-storey building podium.
Much of the land between the stations, particularly along King George Boulevard, will be designated for mid-rise development, which will allow up to 3.5 FAR, or 4.0 FAR if the site is a Tier 2 transit-oriented area. Some mid-rise sites will be designed for mixed-use and will be required to provide commercial space on the ground floor, while others will not. Mid-rise sites will allow up to 20 storeys with a minimum two-storey podium.
One layer outside of that and up to the boundaries of City Centre, most of the land will then be designated for low-rise development up to six storeys, or urban residential development such as townhouses, multiplexes, and single-family homes.
Within City Centre, the City is also looking to establish an Entertainment District. The Entertainment District will include the northern half of the Central Business District and extend up to Gateway Station. In this area, the City is currently expanding the Chuck Bailey Recreation Centre and a new 10,000-seat arena was also announced earlier this year.
A rendering of the new City Centre Arena planned for the Entertainment District. / City of Surrey
Already in the process of being established is the Medical District, which includes Surrey Memorial Hospital and the area immediately to the north. The Medical District will be home to UBC's new Surrey campus and development in the area is already well underway. Ongoing projects include the multi-building Health and Technology District by Lark Group, and the area has also seen proposals for several rental towers in recent years to support healthcare workers.
At the moment, the City has only published a proposed new land use plan for City Centre. Staff will then work towards finalizing the land use plan in the coming months, updating the City's financial strategy, and conducting public engagement before the final updated plan document is presented to Council for approval.
Situated at the intersection of Carlton and Yonge streets in downtown Toronto since 1959, the Carlton Tower boasts coveted ‘location, location, location.’ And that in it of itself has made the 18-storey, tower-on-podium office and retail building prime for redevelopment.
As such, Northam Reality Advisors — the current owner of the property at 2 Carlton Street — has been angling for the redevelopment of the site since October 2016, which is when the company first filed plans with the City to construct a 73-storey building with around 801,219 sq. ft of total gross floor area (GFA), and 1,046 residential units.
However, according to a City report from January 2021, Northam’s initial Zoning By-law Amendment application was appealed to the Local Planning Appeal Tribunal (the LPAT) in March 2018 after the City failed to make a prompt decision on what was proposed. A few years later, in February 2021, a revised development concept reflecting consultation with city staff, community members, and the TTC got the green light from the Ontario Land Tribunal (which the LPAT was amalgamated into in June 2021).
2 Carlton podium view/Arcadis
Northam is now seeking a Site Plan Approval for those revised plans: an 80-storey mixed-use tower reaching around 824 feet in height (inclusive of the mechanical penthouse). Project data that went to the City in mid-June also describes a total GFA of around 855,569 sq. ft, which breaks down into around 14,703 sq. ft of retail space and around 93,334 sq. ft of office space.
The remainder of the GFA, at around 747,532 sq. ft, would be dedicated to residential uses, accommodating a total of 1,014 units, specified to be condo in tenure. Those would be broken down into 39 bachelors, 518 one-bedrooms, 347 two-bedrooms, and 110 three-bedrooms, resulting in over 45% of the units being larger, family-sized units.
In addition, 162 parking spaces are planned for the residential, visitor, and office uses, compared to 1,191 bicycle spaces — a likely a testament to the transit-oriented location, with Carlton subway station just steps away.
2 Carlton Yonge Street view/Northam Reality Advisors
Meanwhile, renderings from Arcadis show a glassy tower with gridded windows that looms over buildings in its vicinity. The tower element is clearly delineated from the six-storey podium by its smaller floorplate. Arcadis’ visuals also depict a parkland dedication (2,562 sq. ft) on a portion of the site fronting Carlton Street.
This is the second major development proposal we’ve seen from Northam since the spring. This past May, STOREYS reported on plans from Northam and Crombie REIT that call for a 36-storey, 483-unit mixed-use condo tower at 3130 and 3150 Danforth Avenue, a six-minute walk from Victoria Park subway station.
In addition, in 2019, Northam made its plans known for the 10-storey Bell Trinity Square office complex at 483-491 Bay Street and 20 Albert Street, which it was eyeing for a 60-storey addition. Plans were then revised in 2022 to reflect a 59-storey addition (for a total of 69 storeys), as well as 538 residential units.
This article was written and submitted by the Executive Director of the City of Toronto's Development Review division, Valesa Faria, who is leading efforts to transform the development approval process through innovation, equity, and people-centred design.
The perception that the development application review process is slow, archaic, and mundane needs to change — because it’s critical to Toronto’s evolution, economy, and neighbourhoods. The City’s new Strategic Plan ushers in a new era of public service and people-centred urban growth.
It’s no secret that Toronto is facing a pivotal moment in its city-building journey. The housing crisis, economic uncertainty, and growing inequality are not just abstract challenges that dominate the headlines and social media discourse — they are daily realities for too many people: workers, students, families, and seniors across our city. In this moment, how we respond matters. And how our public systems evolve matters even more.
Amid all these pain points lies a key part of the solution: Development Review. The City of Toronto’s Development Review division is launching our first-ever Strategic Plan — a bold, system-wide roadmap to modernize how development happens. We’re moving beyond our initial goals — streamlining approvals and building faster — though those remain critical outcomes where we’ve already seen remarkable progress. It’s about fundamentally rethinking what a development review service can be and how it responds to the housing crisis: faster, yes, but also fairer, more transparent, and people-centred.
When I stepped into my role as Executive Director of Development Review in April 2024, I inherited a blank slate. Our division was new — formed by bringing together more than 400 existing staff from across the City into a unified, interdisciplinary team. We placed our top minds in city-building — including planners, engineers, project managers, policy experts, and more — into a shared space with shared accountability for advancing development applications. The urgency was clear: Toronto needed more housing —deeply affordable, supportive, accessible, and in complete communities — and it needed a system that could deliver it efficiently and equitably.
In just one year, we’re already experiencing what’s possible when we align people, process, and purpose. Review timelines for major applications have dropped significantly. We’ve approved over 46,000 new residential units, modernized our Plan of Condominium process, and introduced new digital tools that improve collaboration between applicants and staff. We have glowing testimonials from developers like Tricon Residential and Tridel. But this is only the beginning.
Our new Strategic Plan, created as a collaborative effort with staff across Toronto’s districts, charts the course forward with four interconnected priorities:
Invest in People & Partnerships: Housing is inherently about people, and we’re strengthening relationships across governments, with Indigenous Rights-holders, with equity-deserving groups, with community, and with the development industry. A new Customer Service Charter and an Equity & Reconciliation function are part of this transformation.
Streamline Processes: Process may not be thrilling — but consistency and clarity are essential. From standard operating procedures to clear application requirements and prioritization frameworks, we’re creating a system that’s easier to navigate and more predictable for everyone — from applicants to staff to community members.
Modernize Tools & Technology: Toronto is the fourth-largest city in North America — we deserve to access and leverage the best tech available. We’re focused on upgrading legacy systems, introducing performance dashboards, and exploring how emerging technology can support smarter, faster decision-making. Modern tools are essential public infrastructure. Yes, this means updates to the Application Information Centre.
Strengthen Transparency & Accountability: At our core, we are public servants, and we are accountable to our constituents. Performance targets, satisfaction surveys, and improved public engagement tools will ensure we remain responsive. This includes tracking how well our work supports equity, reconciliation, housing delivery, and city-building goals.
At the heart of this plan is a commitment to people-centred urban growth. We are embedding a human rights-based approach into our development review service, ensuring that the decisions we make reflect the lived realities of residents — especially Indigenous, Black, and other equity-deserving communities.
Development is not just about buildings — it’s about who can access housing, services, and public spaces, and whose voices are shaping the built environment. We also recognize the significant economic impact of the development industry, which creates hundreds of jobs. Applications with significant affordable housing and economic benefits will be prioritized for the value they bring to our communities.
Already, the results from our first year of operations — and the culture shift inside City Hall — have been noticed. That shift is by design. Development Review, and this Strategic Plan, represent a quiet but radical transformation — one that acknowledges development review not as a bottleneck, but as a catalyst. Not as a regulatory burden, but as a lever for economic growth, social equity, and sustainability.
Toronto is growing. It must grow inclusively, equitably, and urgently. The 2025–2028 Development Review Strategic Plan is our roadmap to make that possible. If we want a city that works for everyone, we need systems that do too. Development Review is where that work begins —and we’re just getting started.
Welcome to Meet the Agent, an ongoing series profiling real estate agents from across Canada. With more than 150,000 agents, brokers, and salespeople working in 75 different boards and associations across the country, we thought it was about time they had a place to properly introduce themselves.
If you or someone you know deserves the same chance, email agents@storeys.com to apply.
THE DETAILS
Name: Johanna Weaver
Areas of Focus: Toronto area, Collingwood, Wasaga Beach, and Blue Mountains.
I grew up in a small town north of the city and moved to Toronto in my early 20s.
Where do you live now? And what neighbourhood (in Canada, or worldwide) would you love to live in (that isn’t your own)?
I’ve lived in the Bloor West Village/Baby Point neighbourhood for about 30 years. We also have a chalet in Collingwood, which is where we’d love to retire one day. We enjoy skiing, mountain biking, hiking the trails — anything outdoors.
Real estate is my second career. I’ve always been fascinated by the market, and I bought my first home at the age of 23. I couldn’t afford the carrying costs at the time, so I rented it out for a few years before moving in with my now-husband. In my late 20s, I started pursuing my real estate licence and achieved it by the time I was 30. I’ve never looked back — I absolutely love it!
In a few sentences, describe what a typical “day in the life” looks like for you. Does this align with what you expected before you became an agent?
My days are extremely busy! Since getting licensed, I’ve had three boys — now aged 13, 19, and 21 — who definitely keep me on my toes. Most days, I’m either exploring listings to stay on top of the market or showing clients their potential next home. I also volunteer at our local Baby Point Club with my husband, where we run a monthly trivia night and euchre games. Outside of work, I love working out, walking my dog, and spending time with my girlfriends.
What’s the single best advice you have for sellers?
Work with an agent who’s active in your neighbourhood and offers full service — including staging, cleaning, and professional photography. Always reach out to their past clients for references.
What’s the single best advice you have for buyers?
Work with an agent who knows the area well and is a strong negotiator. Just like with sellers — check their references!
What made you choose to work for your current brokerage?
It’s all about the Broker of Record. Loic Danis is always available to help, even during the most challenging situations. There’s always something unexpected that comes up in real estate, and he’s been instrumental in helping me navigate those moments.
Who do you believe is making the biggest waves in the industry today? Is there anyone you recommend people should be paying attention to right now?
Tough one… I’m not sure how to answer that right now!
What is one professional goal you have for the next year? What’s one that you have for the next 10 years?
My goal for the next year is to carve out a bit more downtime. I tend to always be available — for my clients and my kids — and I need to prioritize more “me” time so I can continue bringing my best self to everything I do. In 10 years? I’d love to keep doing exactly what I’m doing. I genuinely enjoy building relationships with my clients and colleagues — it’s the most rewarding part of the job
Tell us about your favourite (or most memorable) sale, and why it stands out to you.
I have so many! One of the most meaningful parts of this job is when first-time buyers come back years later because they’re growing their families and need more space. Watching their lives evolve is incredibly heartwarming.
But one sale stands out the most. One of my very first clients reached out to sell their home years later. Over time, I had helped them buy and sell several homes. This time was different — at age 70, they were separating. It was emotional for them and for me. We successfully sold their home and found a lovely bungalow for her to move into. A few years later, she called again — ready to look for a condo. We took our time and eventually found the perfect place where she could continue her passion as a master gardener, thanks to the beautiful shared gardens. Watching her thrive in her next chapter was incredibly rewarding and reminded me why I love this work.
What are the three words you hope your clients use to describe you?
Honest, trustworthy, and adaptable. I wear many hats!