Northern Light
Superstar
New application into the AIC for the current Mercedes dealership on The Queensway. Interestingly, no ZBA here, going straight to SPA w/ Minor Variance.
Purpose-built rental
Site as is:
The App:
www.toronto.ca
From the above:
Block Context Plan:
Site Plan:
Ground Floor Plan:
Unit sizes/layouts - uhhh, uhhhh
Comments: At first blush, I wanted to say some nice things....... I mean the height ask is very reasonable, and for CORE, the building appearance is..... bad, the building is well within precedent and this is certainly a more urban site use than what is currently present.
On top of that, its purpose-built rental!
But then we get to a few problems....... badly configured retail, and indoor amenity spaces facing The Queensway at-grade.
On that point, the extensive use of at-grade townhomes contributes to a contrived ground floor layout as does more, separate indoor amenity space at the rear of the building.
Thereafter, there is the matter of problematic unit sizes and layouts, heavy on shoe boxes (can't say investor boxes if they're purpose-built rental) ........we see 1bdrm units, - not studios at sub 500ft2, not ok.
I wonder if they're thinking of this serving the students at Humber College south campus? I can't otherwise explain the unit size/layouts.
The elevator ratio does pass muster at 2 elevators for 213 units or 0.94 elevators per 100 units / 1 elevator per 106.5 units
77 resident parking spaces is a reasonable ratio for a site that is not all that close to rapid transit. 0.36 ratio.
****
Required, vast improvements in ground-floor layout, re-think everything, consolidate indoor amenity at the rear 1/2 of the ground floor and/or move it up one level.
Larger, better laid out units, accurately represented (call a studio a studio.
Purpose-built rental
Site as is:
The App:
Application Details
www.toronto.ca
From the above:
Block Context Plan:
Site Plan:
Ground Floor Plan:
Unit sizes/layouts - uhhh, uhhhh
Comments: At first blush, I wanted to say some nice things....... I mean the height ask is very reasonable, and for CORE, the building appearance is..... bad, the building is well within precedent and this is certainly a more urban site use than what is currently present.
On top of that, its purpose-built rental!
But then we get to a few problems....... badly configured retail, and indoor amenity spaces facing The Queensway at-grade.
On that point, the extensive use of at-grade townhomes contributes to a contrived ground floor layout as does more, separate indoor amenity space at the rear of the building.
Thereafter, there is the matter of problematic unit sizes and layouts, heavy on shoe boxes (can't say investor boxes if they're purpose-built rental) ........we see 1bdrm units, - not studios at sub 500ft2, not ok.
I wonder if they're thinking of this serving the students at Humber College south campus? I can't otherwise explain the unit size/layouts.
The elevator ratio does pass muster at 2 elevators for 213 units or 0.94 elevators per 100 units / 1 elevator per 106.5 units
77 resident parking spaces is a reasonable ratio for a site that is not all that close to rapid transit. 0.36 ratio.
****
Required, vast improvements in ground-floor layout, re-think everything, consolidate indoor amenity at the rear 1/2 of the ground floor and/or move it up one level.
Larger, better laid out units, accurately represented (call a studio a studio.
