Northern Light
Superstar
This new to the AIC application can be found at 503-511 Oakwood and 66-70 Belvidere wherein the proponent wishes to build a 13s building.
That is this retail strip on Oakwood on the centre-left of the image below:
The App:
www.toronto.ca
From the above:
Site Plan:
Ground Floor Plan:
Landscape Plan:
Stats:
Comments:
I have no inherent problem with the overall height here...........though the ask is wildly high compared to any established precedent. This will rely on an MTSA designation for the height ask, it is within the MTSA for a station on the Crosstown, but at the southern extent thereof.
The building massing isn't great though. The podium is problematic in many ways. There are really 2 podiums here, together, a 2s base, with 3s on top with a slight overhang. Regular readers will know how I feel about overhangs (No)
The problem here is that the 5s is somewhat aggressive for a podium in an area dominated by 2s, but I could be sold on that, but it also abuts a 1s SFH, which makes the building absolutely tower over the latter.
There should be one podium, no overhang, and builder's choice on 3s or 4s. At 3s, I don't think you need to tweak the setbacks much; but at 4s, I'd be inclined to ask for a better taper down to the SFH, which creates an additional non-standard floor and shrinks the entire tower floorplate.
No trees proposed on the Oakwood frontage is non-starter.
The expression of the retail level could be better.
Elevator Ratio: 2 elevators - 161 units or 1 elevator per 80.5 units
Parking: 84 spaces - ratio of 0.5 (not super high, but high for a site relying on a PMTSA designation)
@Paclo
That is this retail strip on Oakwood on the centre-left of the image below:
The App:
Application Details
www.toronto.ca
From the above:
Site Plan:
Ground Floor Plan:
Landscape Plan:
Stats:
Comments:
I have no inherent problem with the overall height here...........though the ask is wildly high compared to any established precedent. This will rely on an MTSA designation for the height ask, it is within the MTSA for a station on the Crosstown, but at the southern extent thereof.
The building massing isn't great though. The podium is problematic in many ways. There are really 2 podiums here, together, a 2s base, with 3s on top with a slight overhang. Regular readers will know how I feel about overhangs (No)
The problem here is that the 5s is somewhat aggressive for a podium in an area dominated by 2s, but I could be sold on that, but it also abuts a 1s SFH, which makes the building absolutely tower over the latter.
There should be one podium, no overhang, and builder's choice on 3s or 4s. At 3s, I don't think you need to tweak the setbacks much; but at 4s, I'd be inclined to ask for a better taper down to the SFH, which creates an additional non-standard floor and shrinks the entire tower floorplate.
No trees proposed on the Oakwood frontage is non-starter.
The expression of the retail level could be better.
Elevator Ratio: 2 elevators - 161 units or 1 elevator per 80.5 units
Parking: 84 spaces - ratio of 0.5 (not super high, but high for a site relying on a PMTSA designation)
@Paclo
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