AlvinofDiaspar
Moderator
@taal ........... I don't think I'm sold on the idea.
I would generally agree with the spirit of what @AlvinofDiaspar has said above, and there is room here to replace the townhouses with midrise.
The challenge is, if you cap out at ~8s, the existing housing is generally 3 storey (townhomes), the moment you convert to 8,storey midrise you lose some space to separation distance/setback, to a loading zone, to elevators and 2 stairwells.
At a very back of the napkin level, I can see boosting the density in this model, but probably not enough to make any financial sense.
There are also shadow issues to consider the moment you go taller, not just on Crombie Park, but Princess Park as well; and the question of how to find an appropriation for net new park space that would be triggered by the increased density.
I personally don't think significant height here is desirable. But if you wanted to go that route, its a bit more interesting, but you would almost certainly be limited to the Jarvis/Sherborourne/Parliament frontages, which aren't, for most part, the townhomes, but midrises.
This is again very problematic, but you would have to go quite high to offset the cost of what you're removing.
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I should add, I had a look at the unit composition here, the majority of townhomes are 3brdm, and there are very few of these in the midrises, so the way this was organized was largely singles/no-child couples in the midrises and families with kids in the townhomes. That further complicates matters as you would need to at least replace all those 3brdm units before we get started discussing net new accommodation.
There is some room to boost the density further - directly abutting the railway tracks in a way that is broadly similar to Canary Landing.
AoD