It quickly became apparent to Context that the risks of below-grade excavation would be costly, and uncertain, given the brownfield nature of the site and its surroundings, plus the high water table.   Complete remediation was not certain, and neither was its economic or physical feasibility.  In addition, the southerly 30m of the site could not be use for anything but above-grade parking because of rail crash safety guidelines.  The decision was made to pursue a Risk Assessment (under Ontario Regulation 153/04) approval from the Ontario MOE and to construct all parking above-grade, thereby allowing no below-grade excavation aside from that which was necessary for the foundation.

 The Risk Assessment approach was chosen, but had to pass muster with purchasers’ lawyers and with construction  leaders, both of which it has done.  To date, over 50% of the project’s residential condominium units have been sold and construction for Phase 1 is set to begin in Fall 2009.  The Risk Assessment has been approved by the MOE and a certificate of Property Use for the site has been issued, plus Record of Site Condition acknowledged by the MOE.  Key to the success of the Risk Management approach was to apply for the Risk Assessment at the same time as commencement of marketing the project.  Typically, between start of marketing and start of a high rise condo in Toronto is about one to two years and Risk Assessment takes almost two years to procure.  By starting these two processes together, no delay to the project was incurred.

The building will not be pursing LEED certification, but contains a raft of sustainable design measures inspired by LEED, including:

• Orientation of the building is conducive to passive solar heating in cool weather
• Continuous balconies provide sun shading in warm weather
• Energy efficient thermal glazed aluminum windows with thermally insulated low-E double-glazed glass
• Energy Star appliances
• Adhesive-free hard surface flooring (also selected because if its durability)
• Recycling of all construction waste
• Dedicated parking spaces for hybrid cars or power receptacles for charging electric cars
• Car share service in building
• Individual suite electricity metering allowing building users to monitor their energy conservation
• High-efficiency lighting in corridors, garages, and emergency exits with motion sensors
• Green roofs (partial) to reduce urban heat island effect
• Optional dual-flush toilets
• Project is walking distance to public transit and all amenities including locally grown food market (St. Lawrence Market is across the street )