Northern Light
Superstar
New to the AIC is this application to redevelop some SFH immediately east of Barbara Hall Park into a 45s tower.
I will note with some amusement, that right here on UT, in the Problematic Park Design thread, I recommended the City consider acquiring some of these to expand the park.
Site as is:
Aerial Pic:
The App:
app.toronto.ca
From the Docs:
Site Plan:
Ground Floor Plan:
Multiple Tree removals are proposed, but I find these two noteworthy, (picture below) as they are in 'good' condition and are very large and currently in the front yards of the homes here:
The stated reason for removal of both is conflict with City guidelines for a 2.1M sidewalk, and root encroachment. I will simply state that neither is functionally reasonable in opinion.
Comments:
The applicant here will rely on being within up to 3 overlapping PMTSAs as justification for this rezoning, along with area height precedents. Their shadow study shows negligible impact on Barbara Hall Park.
Notwithstanding the above, the applicant seeks to provide 4 levels of underground parking on the site. The latter would seem inconsistent w/the former.
The proposed tower (at tower height) falls within the floorplate guidelines for Tall Buildings; however the footprint of the podium and underground parking is what determines the proposed tree removals.
The tower reads as bulky and over-bearing on the site, the siteplan, notwithstanding being immediately adjacent to Barbara Hall Park makes no provision for on-side parkland dedication.
Of note here, is that a 10% site dedication, if this shaved off the podium and tower footprints in like, would probably render the site non-buildable. As the floorplate would fall below 600m2
Should the site be rendered unbuildable as a tall building, it would serve to make the most westerly properties affordable for purchase as an expansion of Barbara Hall Park.
Something not depicted or discussed that I noted is that if these (existing) properties are removed, there really is not reason most westerly part of Cawtha Square (the road) to exist) and its ROW could be added to the park.
Note that this area is 400M2 (more than double what the applicant could be required to provide as parkspace and would be a material addition of the park.
If the City claimed its 'share' of the applicant's site and a comparable portion of the open space of the building to the south (likely strata w/parking below), it would actually represent a more than 700M2 expansion of a very small park and dramatically improve its footprint.
Further note that by removing the applicable section of road, the sidewalk issue is greatly reduced, and at least one mature tree could be preserved.
I will note with some amusement, that right here on UT, in the Problematic Park Design thread, I recommended the City consider acquiring some of these to expand the park.
Site as is:
Aerial Pic:
The App:
Application Details
app.toronto.ca
From the Docs:
Site Plan:
Ground Floor Plan:
Multiple Tree removals are proposed, but I find these two noteworthy, (picture below) as they are in 'good' condition and are very large and currently in the front yards of the homes here:
The stated reason for removal of both is conflict with City guidelines for a 2.1M sidewalk, and root encroachment. I will simply state that neither is functionally reasonable in opinion.
Comments:
The applicant here will rely on being within up to 3 overlapping PMTSAs as justification for this rezoning, along with area height precedents. Their shadow study shows negligible impact on Barbara Hall Park.
Notwithstanding the above, the applicant seeks to provide 4 levels of underground parking on the site. The latter would seem inconsistent w/the former.
The proposed tower (at tower height) falls within the floorplate guidelines for Tall Buildings; however the footprint of the podium and underground parking is what determines the proposed tree removals.
The tower reads as bulky and over-bearing on the site, the siteplan, notwithstanding being immediately adjacent to Barbara Hall Park makes no provision for on-side parkland dedication.
Of note here, is that a 10% site dedication, if this shaved off the podium and tower footprints in like, would probably render the site non-buildable. As the floorplate would fall below 600m2
Should the site be rendered unbuildable as a tall building, it would serve to make the most westerly properties affordable for purchase as an expansion of Barbara Hall Park.
Something not depicted or discussed that I noted is that if these (existing) properties are removed, there really is not reason most westerly part of Cawtha Square (the road) to exist) and its ROW could be added to the park.
Note that this area is 400M2 (more than double what the applicant could be required to provide as parkspace and would be a material addition of the park.
If the City claimed its 'share' of the applicant's site and a comparable portion of the open space of the building to the south (likely strata w/parking below), it would actually represent a more than 700M2 expansion of a very small park and dramatically improve its footprint.
Further note that by removing the applicable section of road, the sidewalk issue is greatly reduced, and at least one mature tree could be preserved.
