I have no problem with the idea here, and I don't hate from the 2nd floor up, but I do have issues w/the design.
The parking space in front looks terrible.
There's a bus stop and no room for a shelter?
The first floor is sited too low; I know why, you can see the house the right has basement windows, and a basement unit isn't contemplated here. But in order for the scaling and proportion to fit better, you need the height of the 1st floor to be similar to adjacent first floor heights. You could totally play around the edges, but a difference that looks to be greater 1M or a bit over is really jarring.
The cut-point if your changing architectural expression is the line between any podium or base and the upper floors and should generally be consistent with adjacent buildings, given the variation height of the abutting properties, but the forseeable precedent, the divide between floors 2 and 3 would look more sensible.
Otherwise, looks fine, if unremarkable. Though my desire for symmetry is somewhat ruffled by balconies that alternate sides every floor, I can deal.
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Further notes:
This went to C of A and was refused.
The reasons given were along the lines of incompatible context, and character, and the issue of no parking was raised.
That decision is being appealed.
Brandon argues the refusal was wrong, primarily because its back-ward looking, rather than forward-looking.
I'm inclined to agree, to a point.
But I think he misses something. No one wants to own property next to a 'sore thumb'. That's the crux of this in many ways. Yes, it will fit better in the future..........but not today.
Part of that, is what I address above, its aesthetic. Can you make it look good and feel like it fits.
Part of that is also where the first movers need to do.
In general, you'll get buy in (regulations aside) when the height doesn't exceed the highest precedent (in a lowrise area) by more than 2s or 50% which ever is less). Sure that's less profitable..
But what you do, is assemble the whole block, and each time you rebuild, you can go up one more floor than what you built to the last time. It will look much more sensible, its easier to sell.
I'm not arguing right/wrong; just how, to make change easier. Sugar to make the medicine go down.
