DavidCapizzano
Senior Member
This looks like ai garbage
- Thread starter Northern Light
- Start date
GenerationLee
Senior Member
While I understand offices aren't selling much outside of prime space in the core, losing 250K+ of space in a single redevelopment is no small matter. It'd be nice if some space was retained in this proposal. The location itself is very central fir the area which would help.
Northern Light
Superstar
Don't soft peddle David, tell us what you really think!
Undead
Senior Member
It would look good if built this way. But it won't look like this most likely.
Northern Light
Superstar
I think @Undead and @DavidCapizzano are looking at different renders.
Northern Light
Superstar
Ok, I'm ready to comment on this one now.
Overall, I don't hate it as much as @DavidCapizzano but I really don't like the architectural expression facing Sheppard. The words weird, and busy, and inconsistent all come to mind.
Too much of an architectural mashup.
Some of the other elevations seem more consistent and less busy and so I can see some merit in them.
However..........I see no merit in a tiny, useless park; and I dislike the suburban private road intruding into the interior of the site.
I also realize the owner here doesn't have the houses at the south end of the site, but retaining them makes no sense to me.
****
On the parkland:
Every single development in this area should be acquiring lots to expand Glendora Park.
This serves 2 distinct purposes, one it gives a base area, that when expanded could add a new sports field.
Second, there is a buried creek underneath this corridor (Wilket Creek) and with enough width in place, it would be possible to surface the creek here, and add a small amount of nature on either side.
Overall, I don't hate it as much as @DavidCapizzano but I really don't like the architectural expression facing Sheppard. The words weird, and busy, and inconsistent all come to mind.
Too much of an architectural mashup.
Some of the other elevations seem more consistent and less busy and so I can see some merit in them.
However..........I see no merit in a tiny, useless park; and I dislike the suburban private road intruding into the interior of the site.
I also realize the owner here doesn't have the houses at the south end of the site, but retaining them makes no sense to me.
****
On the parkland:
Every single development in this area should be acquiring lots to expand Glendora Park.
This serves 2 distinct purposes, one it gives a base area, that when expanded could add a new sports field.
Second, there is a buried creek underneath this corridor (Wilket Creek) and with enough width in place, it would be possible to surface the creek here, and add a small amount of nature on either side.
Last edited:
Database published (and linked above) with address corrected from 47-49 Sheppard E to 45-47 Sheppard E. A full set of companies in the development team can be found in the DB file, along with the pics you've already seen on the previous page!
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ProjectEnd
Superstar
They're proposing to tear down two offices in an area where the OP says minimum 50% non res and have provided nothing in return or substitution...
GenerationLee
Senior Member
Right. I assume they'll push for an affordable component in place of the commercial space as other projects have done in North York/Midtown.
Red_Bulmer
Active Member
Surely something more like this could be devised with this new development being planned around the road.
ProjectEnd
Superstar
They'll try, and maybe they'll be successful, but the issue here vs other recent applications is that on those, it was only the removal of existing office. Here there is an OP mandate that all new projects also include a significant percentage of non-res space.
GenerationLee
Senior Member
Oh, I see. Thanks for clarifying.
Koops65
Senior Member
sunnyraytoronto
Senior Member
An issue with the above proposal is Doris Ave tends to serve as the boundary for the North York Centre Secondary Plan area - so if you extend Doris through the middle of this Subject Site,... the western portion closer to Yonge would allow high density,... but the eastern portion might only allow single residential houses or townhouses! And even if this eastern portion were to be higher-density,... it's adjacent to Single Residential House Neighbourhood zoned area along Bonnington Place would be protected by a 45 degree angular plane that limit the height of the higher-density area - likely to about 11-15-storey with terrace top, depending on lot depth!
That's why it's much better to have a road as boundary to Secondary Plan - one side can be high-density with no tapering,... while other side is Single Residential House Neighbourhood
This image shows property lines (pink),.... and I would envision the Doris South Extension to intersect Sheppard with soft S-curve like this:
- this preserves the Circular Mound at MooreHead Park (POPS at NorthEast corner of Doris & Sheppard) - CityPlanning (actually North York Community Preservation Panel aka: Geoff Kettel) wants to preserve it & that's why Doris South Extension was 2-phase intersection at Sheppard as I previously pointed out.
- NorthEast corner of this Subject Site would be conveyed as part of Redevelopment process,... that likely involves moving the proposed parkland dedication off-site and moving the NorthEast tower southward
- At NorthEast corner of Doris & Sheppard, their SouthWest portion of land can be expropriated,... but more likely wait for a Redevelopment proposal.
- also utilizes the City-owned land along westside of Bonnington Place, that the City got mainly via expropriation,.. about 4 lots were Land Conveyance from area Re-Development proposals like Tridel HullmarkCentre
Northern Light
Superstar
I know you know this............but the Neighbourhoods designation is likely going away on anything between Sheppard and the 401 in this area......
I know you also know the angular plane is dead.
Now the principles that inspired it live on, but with greater flexibility.