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Northern Light

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New to the AIC is this application for the south-west corner of Broadway and Bayview.

It immediately abuts the proposal for which we already have a thread 2-20 Glazebrook, which lies directly to the south.

Current use is a gas station:

1670484982481.png


The App:

1670485014518.png


app.toronto.ca

Application Details

app.toronto.ca app.toronto.ca

From the Docs:

1670485089432.png


1670485140833.png

North Elevation

1670485222580.png

North-East Elevation

Site Plan:

1670485356887.png


1670485429023.png


Ha! @ProjectEnd will love the layout of a couple of these. Note the central lower two units in the image with internal hallways that afford a slightly asymmetrical 'T'.

1670485597044.png


1670485862024.png

Quick Comments:

- Height in storeys is identical to proposal to the south and comparable in area. However, site is at a slightly higher elevation, I think something in the range of the ask is likely, subject to final approved precedents nearby but a small haircut seems probable.

- Parkland is proposed as cash-in-lieu; would probably sell better if they did off-site, the same was another area proposal enlarging the same nearby park.

- No balconies

- a-A doing colour!

- Retail frontage on Bayview is good, shape is very awkward (exceptionally shallow)
 
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Holy shit, that's bad. Fortunately it only appears on 2 floors, but still, c'mon a-A, do better. Also, @Northern Light, why does the title say 'Callidus', not a-A?
 
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Appeal Report on this one requesting staff be sent to oppose this at OLT, is headed to the next meeting of NYCC:


From the above:

1686244840703.png


There are some shadowing concerns, but the wind issues sound more substantive:

1686244900540.png


1686244934081.png


Disputes around height/massing etc may be anticipated, and aren't always completely resolvable pre-application......

But following the soil volume guidelines is not difficult.........

1686245051310.png


The Transportation Plan was not well received either!

"However, Transportation Services Division has not accepted the report and its conclusions as
additional information and reivsions are required to the report."
 
Tim1234 said:
no surprise here. Does anyone know if this project settled with city staff as well along w Glazebrook/Gairloch tower?
Click to expand...


This one has a Settlement Offer coming to today's Council meeting: (confidential)

Agenda Item History 2024.CC16.14

Agenda Item History 2024.CC16.14
secure.toronto.ca

Should that not be accepted, the Merit Hearing at OLT is scheduled for May 27th, 2024.

The answer to you question on Glazebrook can be found in that thread, in this post:

2-20 Glazebrook | 109.25m | 33s | Gairloch | Gabriel Fain Architects

2-20 Glazebrook Avenue March 9, 2023 6:00 PM – Virtual Hearing Virtual meeting to discuss Zoning By-law Amendment for a 34-storey (109.9 metre height) residential and commercial mixed-use building. 434 residential units are proposed with 314 square metres of retail. The total gross floor area of...
urbantoronto.ca urbantoronto.ca
 
The database has been updated to reflect the settlement proposal. In addition to the changes posted above, the count of residential units has decreased from 377 to 318 and vehicular parking down from 74 to 71.

Updated massing perspectives (also depicting 2-20 Glazebrook):
backgroundfile-243781-6.jpg
backgroundfile-243860-01.jpg
 
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