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Northern Light

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New to this AIC is this app for four building proposal for 10s, 17s, 25s and 35s.

The site is located just north of the Gardiner Expressway, along Royal York Road.

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Development Applications

City Planning COA Application Information Center
app.toronto.ca

Royal York frontage:

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Sinclair frontage:

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Queen Elizabeth frontage (north parcel)

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Queen Elizabeth frontage (south parcel)

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Aerial Pic:*** (note the site includes a second parcel, the one in the lower-right of this image, south of Queen Elizabeth Blvd. TOMaps does not allow you to highlight two discreet parcels. (or I can't discern that at 5am, pre-coffee, LOL)

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Site(s) size::

North Parcel: 1.2ha/3 acres
South Parcel: 0.3ha/.75 acres

Total: 1.5 ha/3.75 acres

****

Site notes:

Royal York frontage here is SFH.

Site interior (west) is Employment uses.

Adjacent to:

South: Gardiner Expressway
West: Employment uses
East: SFH
North: SFH

Height precedent here: Two Storeys

Analysis: This one is in tough in its current form.

While there is ample justification for intensifying the frontage along Royal York, the City will likely be nonplussed about the Employment lands loss and buffering may be an issue.
The height is radically out of character and is an ambitious reach. I imagine the argument will lean towards an MTSA for Mimico GO Stn, but the latter is ~800M away, and across the Gardiner Expressway which would make the argument somewhat tenuous.
 
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I'm not a big fan of residential uses near major highways. There's so much noise and pollution, including at this location.
 
I see the goal is to really clog up Royal York Road with traffic it cannot handle. This is yet another example of over-densification on a site where it's unwarranted. We dont even see these heights along The Queensway in this area, but yet they're pushing for it here?

The MTSA isnt a good justification for all this density here either, no one is walking from here to Mimico GO, let's be honest with ourselves.
 
This seems a little over-dense for the area, although a good spot for new development. It would tie the density along Queensway to that going up around Mimico.
 
Gman8901 said:
Architectural plans/elevations and other docs now visible on Toronto Development Applications page
Click to expand...

Good Find, lets see what's up/changed:

Architect: Turner Fleischer

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From the Cover Letter:

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(this explains the disappearing app.)

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***

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A great example of a development that totally disregards the current existing neighborhood of single owner houses and low rise buildings, with no thought to keeping to the existing elements with additional townhouses and low to mid-rise structures. This is the kind of development you would expect in downtown Toronto, not in a residential neighborhood of houses. Bringing 1075 additional vehicle traffic in an area already traffic congested, transit full buses at rush hour. An slap in the face of residents of this area bringing no value other than $$$$ to Queenscorp. It will be a shame if the city approves this without big changes in design, structure and height to suit the neighborhood.
 
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