FAQs

> Will you raise the rents in the affordable homes when a tenant moves out?

No, we do not raise rents above the rate of inflation. We believe affordable housing should stay affordable.

> How do you maintain the quality of your buildings over the long-term?

We contribute annually to a fund that will be used for major building repairs and maintenance over the entire lifespan of our buildings. We maintain the high quality of our buildings while also ensuring they stay affordable.

> Will the project be sustainable?

Absolutely — from green roofs and sustainable stormwater management, to alternative energy sources, environmental sustainability is foundational to our view of high quality housing.

> Will there be tall skyscrapers on the site?

There will not. We are not interested in cramming in tall towers that are dramatically out of scale with the context of the site and its surrounding area; our vision is for a livable and sensitively scaled community.

> Will any of the green space beside the ravine be lost to the development?

No. We have already worked closely with the Toronto and Region Conservation Authority (TRCA) to confirm the precise location of the top of the ravine bank, and no building or road will come within 10 metres of that line. Nearly 60% of the entire property will be protected as part of the ravine landscape.

> When you say “affordable housing”, what exactly does that mean? Is this going to be social housing?
No, we have not proposed any social housing. The affordable rents will be offered at a level that would be affordable to middle income earners such as a young teacher or dental assistant. This is often referred to as “workforce housing”, and is aimed at providing housing options for people who have steady paying jobs but have been priced out of Toronto’s skyrocketing housing market.

> Who will be able to access the affordable homes in the project?

We will develop the criteria in coordination with our partners, the local Councillor, and the City, and will share more details in the coming months.

> Why focus on rental housing?

Great housing is great housing, regardless of tenure. For too long in North America, the assumption has been that stable housing is exclusively associated with building wealth through homeownership. Increasingly, this model of housing means that many cannot access housing they can afford. As a result, there has been a relative lack of great new rental communities. Adding purpose-built rental housing supply in a significant way is foundational to ensuring that all Canadians can access a stable home.

> Will the new outdoor spaces be accessible to the public?

The public and neighbouring community will be welcomed onto the property, as they are today. A series of pedestrian pathways, new plantings, improved ravine access, playground areas, and public seating will all enhance the existing area, providing new amenities for everyone to enjoy.

> How will this project impact travel patterns in the area?

BA Group, the transportation consultant on the project, is one of the most experienced firms in the country at generating creative transportation solutions that minimize the amount of personal vehicular use — this is a key focus of their transportation modelling and report, which concludes that the proposal will not overwhelm local street networks or transit.

> What will happen to the surface parking currently used by Tyndale?

100% of the existing surface parking will be moved underground, along with parking for the residents of the new buildings. This ensures a better use of valuable above-ground space and also provides an opportunity in some places to replace asphalt with beautiful new landscaping, pedestrian pathways, and public seating.

> Are there opportunities for members of the public to inform the plans for the project?

Absolutely. We hosted a voluntary public information session on December 7th, 2020; you can read a summary of the Q&A portion of the meeting and view the video recording of the entire meeting in the Community Engagement section of this website. Additionally, the City of Toronto hosted the a statutory public consultation on October 19th, 2021, and will be hosting Community Working Group meetings in early 2022.

> What is the timeline for moving this project forward?

We submitted a rezoning application in June 2021, which begins a process of review and consultation with the City, local Councillor, and area residents. The City will schedule subsequent Community Working Groups, which will likely occur in the spring of 2022.

> Why can’t you just maintain the existing low-density zoning for the property?

Like much of Toronto’s municipal zoning laws, the existing zoning does not conform to contemporary patterns of urban development; we have been working closely with City Staff, the local Councillor, and members of the community to ensure that a variety of viewpoints are heard regarding the proposed changes to the zoning of this site.

> Is Tyndale University selling the land?

No. Tyndale University is not selling the land; it will remain the owner. The revenue derived from the market rate component of the project will help solidify Tyndale's financial position now and into the future, so that it can continue to deliver on both its mission to educate and its desire to practice good stewardship of the land it acquired from the Sisters of St. Joseph.

> Where can I see the full details of your rezoning application?

All of the submission documents are publicly accessible through the City of Toronto’s Application Information Centre website, by searching “3377 Bayview Ave.” We have also provided links to the submission documents in the Community Engagement section of this website, under the sub-heading “Rezoning Application Materials.”

> Who is Markee Developments?

Markee is a new kind of residential developer: we exist not to make a profit, but to deliver housing that people can afford. We have set out to demonstrate that housing affordability, design excellence, and environmental stewardship aren’t aspects to be traded off against each other, but elements that together define a new approach to housing that is at its core livable, affordable, and sustainable. You can learn more at markeedevelopments.com.

> Why is Markee the right developer to build new housing on this site?

Whereas most developers exist primarily to make a profit for their investors, our mandate is to build affordable housing. In service of that mandate, we have worked with our partners to determine the minimum return necessary to attract private capital to build housing at scale. Any would-be profits above and beyond that point are driven back into the amenities of the project or are dedicated to deepening the affordability of the affordable homes.

> Do you make more money if governments provide grants, forgiveness of development fees, or other incentives?

No. As costs are reduced in the planning or construction processes, we drive 100% of those savings into creating more affordable homes, deepening the levels of affordability, or improving the livability of our buildings.

> Do you believe that your model will replace government support for affordable and social housing?

Absolutely not. We see our model as co-existing with housing provided by the public sector and non-profits; our interest isn’t in replacing any of these delivery agents, it’s in expanding the supply of affordable homes. We believe that every single Canadian deserves a safe and livable home that they can afford, and that government has a critical role to play in achieving this vision.