Northern Light
Superstar
New to the AIC is this application for 1099 Broadview Avenue, which is on the east side, north of Westwood (second block north of Mortimer)
Site as-is, per Streetview:
The App:
app.toronto.ca
From the above:
Site Plan:
Ground Floor Plan:
Parking Ratio: .59
Elevator Ratio: 1.04 per 100 units
Comments:
The height ask here is entirely reasonable, with proposed/approved precedents at 7-11s in similar conditions and a 23-storey building a block away, the only question is one of transition/overlook to adjacent SFH.
The parking ratio is way high for this site. It's well served by multiple bus routes (4) with an effective service of every 5M or better much of the day, it will also be a 1km walk to the Ontario Line at Cosburn and is a 1km walk to Broadview Stn..
Parking should come down by 1/2
Architecture, for RAW? Not bad really. I want to nitpick about the way they've laid out the ground floor, but otherwise pretty decent.
But but but........ Useless Park Alert!!!
They propose an on-site dedication of ~4,000ft2
A park small enough to fit just 4 trees.......... give me a break!
Lets look at the Block Context Plan here:
Look at that tiny fragment of green on the site!
Now there is one other very small park, right across the street, also useless in its current form.......where they could just buy the house next door and actually help make that park useful.
Or, there's a proposed park site a block to the north, also very small, which could also be added to to give it critical mass.
I just finished killing off one dumb useless park in this area, now I have to go kill another.
Ahem Bousfields........ I know you're reading this...........stop giving both of us extra work!
No parks under 4000m2 (1 acre) ever. For further clarity, not once, not even in a century. If you can't do an acre, you add to an existing or proposed park that will be.
Site as-is, per Streetview:
The App:
Application Details
app.toronto.ca
From the above:
Site Plan:
Ground Floor Plan:
Parking Ratio: .59
Elevator Ratio: 1.04 per 100 units
Comments:
The height ask here is entirely reasonable, with proposed/approved precedents at 7-11s in similar conditions and a 23-storey building a block away, the only question is one of transition/overlook to adjacent SFH.
The parking ratio is way high for this site. It's well served by multiple bus routes (4) with an effective service of every 5M or better much of the day, it will also be a 1km walk to the Ontario Line at Cosburn and is a 1km walk to Broadview Stn..
Parking should come down by 1/2
Architecture, for RAW? Not bad really. I want to nitpick about the way they've laid out the ground floor, but otherwise pretty decent.
But but but........ Useless Park Alert!!!
They propose an on-site dedication of ~4,000ft2
A park small enough to fit just 4 trees.......... give me a break!
Lets look at the Block Context Plan here:
Look at that tiny fragment of green on the site!
Now there is one other very small park, right across the street, also useless in its current form.......where they could just buy the house next door and actually help make that park useful.
Or, there's a proposed park site a block to the north, also very small, which could also be added to to give it critical mass.
I just finished killing off one dumb useless park in this area, now I have to go kill another.
Ahem Bousfields........ I know you're reading this...........stop giving both of us extra work!
No parks under 4000m2 (1 acre) ever. For further clarity, not once, not even in a century. If you can't do an acre, you add to an existing or proposed park that will be.
wait until Loblaws on their site south of Danforth on Broadview revises their single tower plan to propose just this!