The shadow study has been done. The following are notes from tonight's meeting:
Les Klein of Quadrangle is the lead architect on this.
The tower is 750 sq m per floor, a point tower, along the north edge of the side, set back from Jarvis behind the Sheard Mansion. The Mansion will be restored, and is proposed to be treated similarly to how the James Cooper Mansion was on Sherbourne. The house would be moved temporarily while the garage were dug out underneath where it is now, and then the house would be moved back within approximately a metre of where it sits now, just slightly south to allow a widening of the public lane which runs along the north edge of the site: McLear Place will be reconstructed to be wide enough to run two ways without conflicts.
There is no substantial shadowing of Allen Gardens from March 21 to Sept 21 between 10am and 4pm. That does not mean no shadowing - but only a small percentage added to areas already shadowed. By being moved back from Jarvis, the 50-storey tower would have less shadow impact on the Allen Gardens greenhouses than would a previously approved 18-storey building to be built right at the Jarvis sidewalk. Where that previously approved building would rise is now planned to be a terraced podium, stepping back above the 3rd, 5th, and 7th floors. An amenity terrace would sit atop the podium on the 10th floor. The main Jarvis entryway would separate the podium from the Sheard Mansion.
On Mutual, the tower would be set back slightly behind a line of five 3-storey townhomes to be built along the that street.
The total residential GFA would be a little over 47000 sq m, while commercial GFA would be only 580 sq m.
* * *
The planning department has concerns about the height - in regard to shadows - amongst other things. Traffic studies are still at the City, but the consultant was present and all-assuring. No wind study was presented. There's a long way to go with this one still.
It seems the owner of the land is Duration Investments, the same hard-to-get-more-info-on company that wants to move on the large plot of land they own at Mutual/Queen/Dalhousie/Shuter.
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Les Klein of Quadrangle is the lead architect on this.
The tower is 750 sq m per floor, a point tower, along the north edge of the side, set back from Jarvis behind the Sheard Mansion. The Mansion will be restored, and is proposed to be treated similarly to how the James Cooper Mansion was on Sherbourne. The house would be moved temporarily while the garage were dug out underneath where it is now, and then the house would be moved back within approximately a metre of where it sits now, just slightly south to allow a widening of the public lane which runs along the north edge of the site: McLear Place will be reconstructed to be wide enough to run two ways without conflicts.
There is no substantial shadowing of Allen Gardens from March 21 to Sept 21 between 10am and 4pm. That does not mean no shadowing - but only a small percentage added to areas already shadowed. By being moved back from Jarvis, the 50-storey tower would have less shadow impact on the Allen Gardens greenhouses than would a previously approved 18-storey building to be built right at the Jarvis sidewalk. Where that previously approved building would rise is now planned to be a terraced podium, stepping back above the 3rd, 5th, and 7th floors. An amenity terrace would sit atop the podium on the 10th floor. The main Jarvis entryway would separate the podium from the Sheard Mansion.
On Mutual, the tower would be set back slightly behind a line of five 3-storey townhomes to be built along the that street.
The total residential GFA would be a little over 47000 sq m, while commercial GFA would be only 580 sq m.
* * *
The planning department has concerns about the height - in regard to shadows - amongst other things. Traffic studies are still at the City, but the consultant was present and all-assuring. No wind study was presented. There's a long way to go with this one still.
It seems the owner of the land is Duration Investments, the same hard-to-get-more-info-on company that wants to move on the large plot of land they own at Mutual/Queen/Dalhousie/Shuter.
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