Northern Light
Superstar
New to the AIC is this application to redevelop the last remaining Sun Valley supermarket (the one in Greektown having closed a few years ago). This one is at the intersection of Danforth Road and Birchmount.
Site as is:f (aerial pic, of plaza + parking, site includes a a single lot SFH lot to the north as parkland dedication.
Streetview:
The App:
app.toronto.ca
From the Docs:
No renders as such, just some very vaguely detailed elevations:
Site Plan:
Ground Floor Plan:
Comments:
The existing plaza is more than a bit rough around the edges, but remains fully leased and a very vital part of this community, It currently features one of two full-service supermarkets at this intersection, the other being an Asian Supermarket in the plaza to the south-west of the intersection. There is also a Halal grocer in said plaza, but it is considerably smaller at ~5,000ft2. In addition to the supermarket this plaza has other food-based retail (restos), including Mamas Boy's, a well reputed old-school burger place, a chain pizza store, and a pub.
The height/intensification is welcome here in my judgement, though will establish a new level of precedent, which may trigger some opposition.
However, I suspect the much stronger opposition will come over loss of the supermarket and eating establishments.
While some replacement retail is proposed, there is no large format retail; and over all, one is looking at an 80% reduction in retail ft2 in favour of at-grade residential.
The level of proposed parking is over 0.8 spaces per unit, relatively high for a moderate-income area on two transit routes.
I would argue part of the justification for the high parking is relative absence of walkable retail.
While a large'ish plaza remains across the road, the very existence of this proposal will surely trigger the process of mixed-use redevelopment there, and in so doing, put the area at-risk of losing the vast majority of its retail and its only
remaining supermarket.
As such, I feel strongly that Planning should insist on full ground-floor retail and replacing 100% of the existing ft2 of retail on-site.
****
The streetscape proposal is sound, and has the potential to increase walkability, by adding trees in the boulevard flanking this site on both the Birchmount and Danforth frontages.
However, if both frontages were to revert to retail, changes would be required to accommodate higher pedestrian volumes with greater sidewalk space.
****
While the on-site park dedication is small, it is welcome, as it enlarges an existing small park, and will provide said park with direct access to Birchmount Road for the first time.
****
In summation, lots to like here, potentially, in terms of the massing and intensification, but the loss of most retail off the site does not represent a 15-minute City vision, nor good planning which serves the neigbourhood interest.
This aspect of the plan should be re-thought.
Site as is:f (aerial pic, of plaza + parking, site includes a a single lot SFH lot to the north as parkland dedication.
Streetview:
The App:
Application Details
app.toronto.ca
From the Docs:
No renders as such, just some very vaguely detailed elevations:
Site Plan:
Ground Floor Plan:
Comments:
The existing plaza is more than a bit rough around the edges, but remains fully leased and a very vital part of this community, It currently features one of two full-service supermarkets at this intersection, the other being an Asian Supermarket in the plaza to the south-west of the intersection. There is also a Halal grocer in said plaza, but it is considerably smaller at ~5,000ft2. In addition to the supermarket this plaza has other food-based retail (restos), including Mamas Boy's, a well reputed old-school burger place, a chain pizza store, and a pub.
The height/intensification is welcome here in my judgement, though will establish a new level of precedent, which may trigger some opposition.
However, I suspect the much stronger opposition will come over loss of the supermarket and eating establishments.
While some replacement retail is proposed, there is no large format retail; and over all, one is looking at an 80% reduction in retail ft2 in favour of at-grade residential.
The level of proposed parking is over 0.8 spaces per unit, relatively high for a moderate-income area on two transit routes.
I would argue part of the justification for the high parking is relative absence of walkable retail.
While a large'ish plaza remains across the road, the very existence of this proposal will surely trigger the process of mixed-use redevelopment there, and in so doing, put the area at-risk of losing the vast majority of its retail and its only
remaining supermarket.
As such, I feel strongly that Planning should insist on full ground-floor retail and replacing 100% of the existing ft2 of retail on-site.
****
The streetscape proposal is sound, and has the potential to increase walkability, by adding trees in the boulevard flanking this site on both the Birchmount and Danforth frontages.
However, if both frontages were to revert to retail, changes would be required to accommodate higher pedestrian volumes with greater sidewalk space.
****
While the on-site park dedication is small, it is welcome, as it enlarges an existing small park, and will provide said park with direct access to Birchmount Road for the first time.
****
In summation, lots to like here, potentially, in terms of the massing and intensification, but the loss of most retail off the site does not represent a 15-minute City vision, nor good planning which serves the neigbourhood interest.
This aspect of the plan should be re-thought.
