[Paclo]

A ZBA has been filed on this address with the following description:

To change zoning to permit an 8-storey residential building with a total of 57 residential rental units and 158 parking spaces in a structured parking facility.

The ask has increased by 1 storey since the formal consultation of 2022:

To develop a 7-storey multiple dwelling containing 47 residential units and a parking podium within the first 3-storeys of the building.

Site as of September 2023, Google Street View:

The lot immediately adjacent to the east (1670 Garth & 445 Rymal) was developed with 2 x 10-storey buildings ~2019:

 

[Chronamut]

The pinnacle is actually pretty cool

 

[DC83]

A ZBA has been filed on this address with the following description:


The ask has increased by 1 storey since the formal consultation of 2022:


Site as of September 2023, Google Street View:
View attachment 515672

The lot immediately adjacent to the east (1670 Garth & 445 Rymal) was developed with 2 x 10-storey buildings ~2019:
View attachment 515673

Yeeesh, more land allowance for a slip lane

 

[Branden Simon]

Going to Planning committee on February 6 + Elevation renderings - Design by KNYMH for Valery Homes

 

[BrenWilson]

Yeeesh, more land allowance for a slip lane

The problem here is Rymal is a truck route, so any road design needs to accomodate a turning WB-20 Semi-truck. You either have a very wide radius, or a "smart channel" which is a fancy slip lane.

I'd say the conflict here is that we are making our truck route arterials into higher density streets, and these uses will naturally conflict.

 

[innsertnamehere]

The problem here is Rymal is a truck route, so any road design needs to accomodate a turning WB-20 Semi-truck. You either have a very wide radius, or a "smart channel" which is a fancy slip lane.

I'd say the conflict here is that we are making our truck route arterials into higher density streets, and these uses will naturally conflict.

The Dutch in their infinite wisdom are much better at this - they treat roads as roads and streets as streets. Arterials are fast moving and limited access with frequent pedestrian underpasses. This is where cars spend most of their time, and only get off the arterials to access local areas. It's not only better and safer for pedestrians, but better and safer for cars who have much lower levels of conflicts and much less frequent stops, making drives faster and more enjoyable as well.

North America loves comparatively to shove absolutely everything onto the arterials, protecting local streets for single-detached homes for whatever reason.

Note as well that Garth is planned to become a primary access to the Airport employment area in the coming years - truck traffic on it is going to increase substantially as a route down to the Linc.

 

[BrenWilson]

Garth is only a truck route south of the Linc and only day time. However it only has homes fronting it North of the Linc, so this makes some sense for it to be a "road" vs street in this location.

NA suburban planning follows the road/street dichotimy in the local/arterial way but now we're failing to properly build these areas into sustainable neighbourhoods because we're trying to only allow density on these arterials. What they need is Arterials (roads), Neighbourhood Avenues (local commericial streets that aren't through routes), and then Local streets.