Lonsdale Ave. conversion posed huge challenges

When two heritage apartment buildings at 317 and 319 Lonsdale Ave. came on the market a few years ago, buyers weren't exactly lining up to bid. Interest was so low, in fact, that the listing eventually expired.

Although the site – near Spadina Rd. and St Clair Ave. – was prime real estate, it presented numerous challenges, including a heritage designation, a new bylaw prohibiting converting apartments into condos, and a nightmarish parking situation.

None of that seemed to faze real estate broker and custom homebuilder Sam DeCaria, even though he'd only ever developed commercial buildings and his residential experience was limited to single-family high-end custom homes in Toronto's swanky north end.

But DeCaria was on the hunt for an urban infill project, and "fell in love" with the buildings for their "character and great location."

As it turned out, the conversion process proved the easiest hurdle. Meant to retain the city's rental stock, the bylaw prohibits any apartment building of six or more units from being converted into condos. The previous owner, anticipating the new bylaw, had pushed an application through the OMB in 2006, allowing DeCaria to assume the "grandfathered" settlement and permit condos.

Even so, a complicated process followed, with building studies, detailed cost estimates, architectural plans, and canvassing neighbours to inform them of what they could expect in the way of construction. As well, the 12 units had to retain more or less the same original footprint and size, although public spaces could be altered to accommodate cars, parking, safety and security systems.

The slightly trickier heritage restrictions meant that the 1927 period revival buildings – inspired by medieval and classical architecture with three-storey bay windows and crenellated roofs – could neither be razed nor changed by any alteration to the front elevations.

Initially, DeCaria toyed with the idea of a mostly cosmetic fix-up, followed by re-renting, or converting to condos. "That would have been the more sane approach," he says.

But it wouldn't have solved the significant parking problem – nothing underground, nothing available nearby and a long waiting list for spots on the street.

In Toronto, it could be said, as goes parking so goes the housing, and DeCaria knew that the key to the site's redevelopment lay in addressing the situation.

Given there was just a three-foot crawl space underneath each building, he knew the entire site would need to be underpinned, and dug out "a few feet at a time. It was a painstaking process that took months," he recalls.

Now, a nine-foot lower level under each building provides 14 parking spots, plus home theatre rooms that are part of the ground-floor units. In total, there are 23 parking spots for the 12 units (one is included in the unit price) – 14 underground and nine on the surface behind the units.

On account of no space for ramps, which is the normal way for cars to get underground, DeCaria installed a hydraulic automobile elevator between the buildings that whisks cars below ground and into their parking space.

The design of the interior snowballed from there. Although the project looks very much like the original – except for a glass walkway between the two buildings – all that remains are the outside walls, some of the flooring and a portion of roof. Everything else is completely new.

Windows retain the original look with wood mullion details, but they are new low-E argon for maximum energy efficiency. Where possible – away from the historic front elevations – windows have been enlarged, or replaced with Juliet balconies or French garden doors.

Inside, an elevator opens directly onto the suites. Layouts range from 1,278 to 2,092 square feet, with two baths (ground-floor units have three).

Standard suite features include gas fireplace, marble, travertine or porcelain tiling in the baths, counters of marble, travertine or Caesarstone, crown moulding, engineered hardwood elsewhere, extra tall designer cabinetry, central vac and Energy Star appliances.

All suites have a balcony or terrace fitted with gas barbecue connection, and units on the third floor also have access to a rooftop terrace. Hydronic heating on the front steps and in driveway areas provides safety and comfort, and an all-off switch at the suite's entrance allows homeowners peace of mind that everything has been turned off as they leave.

DeCaria considers his buyers are "mostly over 55, who are downsizing but want to stay in the neighbourhood. They probably travel, and security and comfort are issues."

Prices range from $895,000 to $1.35 million, and maintenance fees run 56 cents per square foot. A parking spot and a locker are included with the price.

Although DeCaria's company, ANEW, was launched in 2003, he is a third generation builder in Toronto, and has an association with Tarion Warranty Corp., the Building Industry and Land Development Association, and the Urban Land Institute.

The model suite is at 317 Lonsdale Rd. Call 416-240-1776 or go to http://317-319lonsdale.ca; email: info@317-319Lonsdale.ca; Hours: Saturday and Sunday, 1 p.m. to 5 p.m., or by appointment.