Northern Light
Superstar
This new to the AIC proposal is a very aggressive intensification in the Flemingdon Park neighbourhood,
The existing site is home a to a 7-storey, slab-style, and tower-in-the-park, purpose-built rental with surface parking at the rear and some vacant land (grass). The application seeks to demolish this building and replace it with 3 towers, of 44, 47 and 49 storeys.
Site as it, per Streetview:
The App:
www.toronto.ca
Renders:
Site Plan:
Ground Floor Plan:
Unit sizes in tower forms:
Elevator Ratio: Oh.... @ProjectEnd will love this one........just 12 elevators to serve 1,833 units! ~1 elevator per 153 units.
Parking Ratio: (resident) 259 spaces gives a ratio of 0.14
@Paclo
@HousingNowTO will wish to make note of this application given its extreme ambition and relative proximity to transit.
On the Parkland:
No!
A stranded ~0.1ha or 1/4 acre park is of no particular value, particularly when just up the street from another park.
A better choice would to be to pool area parkland funds, and existing City reserves to buy out these nearby townhomes, which are adjacent to the existing area park:
This is site is ~055ha or about 1.3 acres, roughly 5x the size of the proposed park, but far more important, it's immediately adjacent to parkland to its west, and the park/hydro corridor to the south, give it critical mass to support a much wider suite of program options.
Overall commentary:
The ask is aggressive. It's not so much the height, for which there is ample precedent among nearby applications, as it is the way in which the site is masses, and the enormous pile of investor boxes within its proposed walls, severed by far too few elevators.
Fix the parkland, the unit size, and the elevator ratio to start.; Add enough affordable housing to keep HousingNowTO happy, and then maybe we can talk. I note that 2 of the three towers have floor plates exceeding 800m2, while one is close to guideline at 770m.
Someone can go fetch the Transportation Plan for the area, as I'm trying to remember if these road network changes were previously contemplated.
The existing site is home a to a 7-storey, slab-style, and tower-in-the-park, purpose-built rental with surface parking at the rear and some vacant land (grass). The application seeks to demolish this building and replace it with 3 towers, of 44, 47 and 49 storeys.
Site as it, per Streetview:
The App:
Application Details
www.toronto.ca
Renders:
Site Plan:
Ground Floor Plan:
Unit sizes in tower forms:
Elevator Ratio: Oh.... @ProjectEnd will love this one........just 12 elevators to serve 1,833 units! ~1 elevator per 153 units.
Parking Ratio: (resident) 259 spaces gives a ratio of 0.14
@Paclo
@HousingNowTO will wish to make note of this application given its extreme ambition and relative proximity to transit.
On the Parkland:
No!
A stranded ~0.1ha or 1/4 acre park is of no particular value, particularly when just up the street from another park.
A better choice would to be to pool area parkland funds, and existing City reserves to buy out these nearby townhomes, which are adjacent to the existing area park:
This is site is ~055ha or about 1.3 acres, roughly 5x the size of the proposed park, but far more important, it's immediately adjacent to parkland to its west, and the park/hydro corridor to the south, give it critical mass to support a much wider suite of program options.
Overall commentary:
The ask is aggressive. It's not so much the height, for which there is ample precedent among nearby applications, as it is the way in which the site is masses, and the enormous pile of investor boxes within its proposed walls, severed by far too few elevators.
Fix the parkland, the unit size, and the elevator ratio to start.; Add enough affordable housing to keep HousingNowTO happy, and then maybe we can talk. I note that 2 of the three towers have floor plates exceeding 800m2, while one is close to guideline at 770m.
Someone can go fetch the Transportation Plan for the area, as I'm trying to remember if these road network changes were previously contemplated.
