There's a lot of unpack here so far even without the tower designs:
- Really dislike the generic 7th Ave ground level. If retaining the historic facades isn't possible due to significant deterioration you should at least attempt to replace
what's lost of character, interest and architectural diversity with something of architectural value. Congruous soulless aluminum storefront, glazing and spandrel across the whole face is lazy. It's a super prominent elevation with the train platform across the street. Tens of thousands of people will be impacted by this every day as they wait for the train. Yes, it's just a view, but boring environments make for boring citizens.
- There's no excuse anymore for a generic uniform full block podium façade. This isn't even a standard block long podium, it's dual block straddling both sides of the alley. Value engineering can't win here. This looks to be the biggest podium in the city. Might be the biggest podium in the country. Even with the existing south side facades, the new levels above it will be noticeably looming.
- The mass of the podium is so large and long that from certain perspectives it will be perceived as THE building. What I mean is, once something takes scale over other(s), you see it first and then the historical fronts feel stuck on like stickers. This will not feel like a sensitive integration between new and old like where a lightweight glass development adorns the air rights above a historical building.
- Podium roof at level 6 on elevations but the section shows 9 levels as wide as the podium (east-west) on the 7th ave side. Also 9 large levels at the east end where both residential towers are. We'll need renderings I guess.
- Glad they've got the dozens of loading sweep paths figured out.
- I'm guessing the office portion gets phased last and maybe always ends up as "future" with structure ready to go below it.
If I had my way I'd leave the NW portion of the podium out as a notch, and spread the laneway area into an amenity plaza. Build a structural supporting system to carry the historical facades. Remove doors and windows from the facades and let them breathe circulation between the 7th Ave sidewalk and the plaza, and visual sightlines from the train platform, while retaining the history. You'd have to give up underground concrete coffins for cars though and we all know how that goes.
Not sure how I feel about residential being the tallest building in the city by 100 ft, until we see a design just due to balcony clutter usually being so noticeable. Better not be a box with tiny projected balconies littered up all four sides. IMO this location will be a very hard sell for the price point those upper floors are likely to need to go for too.
