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The preliminary report on the application by Menkes to build a mixed-use complex at 90 Harbour and 1 York is now online, so we can now confirm some rumours regarding the complex, and take a closer look at the elevations and the site plan.
What we did know already was that the project application includes two residential condominiums towers at the east end rising to 70 storeys at 239 metres tall, and an office tower at the west end of the property at 31 storeys and 150 metres tall. They are joined by a podium of between 4 and 9 storeys tall.
Here's what is new, or confirmed:
- the architect is architectsAlliance
- the podium will have 100,000 square feet of retail on three levels
- the PATH connection running from the Air Canada Centre to RBC WaterPark Place will adjoin the east side of this complex at the second storey
The project is proposed to be bisected at street level by a north-south road providing access to the four-level underground parking garage and surface level loading facilites. 791 parking spaces are planned, of which 411 would be for residential use, 213 would be for office tower use, and 167 spaces would be shared by condo visitors and for retail purposes. 1,327 bicycle parking apces are also planned, including 333 for short-time uses of which BIXI would have 30.
The site plan above also shows a single lane northbound along the east edge of the site allowing access to the residential lobby pick-up and dropp-off area in the northeast corner of the complex, along with a connection lane bordering the north edge of the complex. Elevator banks can be seen where servicing the three towers: condo elevators are at right and just to the right of middle, along the north side, while office elevators can be seen ont he west side along with the office tower lobby. Three retail areas are shown above; one front York Street, one to the west of the central driveway, and ons to the west of the residential lobby. A darker gray area shows where escalators and elevators will access the large 100,000 sqaure feet of retail on the second and third storeys of the complex. Condominium amenities and a private fitness facility is proposed for the fourth storey of the podium.
The above image indicates how the complex would look from the south. While these preliminary elevations are not marketing renderings, indications are that the office tower would be faced with fritted glass, with a pattern possibly resembling plaid tartan. The condo towers sit atop a nine-storey podium, with the centre tower pushed to the north side of the property, while the east tower is pushed to the south. The City is concerned that the minimum distance between the towers is proposed at less than what Toronto's Tall Buildings guidelines call for. Distance between the office and centre tower is proposed to be 20 metres (City guidelines call for 25m) and 18.2m between the centre and east towers. The centre and east towers appear only 14.12 metres apart when vierwed from the south or north however: the east tower is rounded, so it actually comes no closer than 18.2m to the centre tower despite appearances. The City is also concerned that the closeness of the towers impinges upon view corridor site-lines running between the lake and finanical core office towers, blocking too much of the view.
The West elevation above left would face Tridel's 75-storey Ten York condominium tower across the street. The East elevation above right faces 60 Harbour, including the historic Toronto Harbour Commissioners Building. Redevelopment at 60 Harbour is coming, but is not as advanced. It would include a new tower at the north end of its site, a podium with connections to the PATH system pedestrian bridge, and preservation fo the heritage structure.
The north facade faces Lake Shore Boulevard westbound, and the elevated Gardiner Expressway with Maple Leaf Square rising on the other side of the highway.
Other issues remain to be worked out over the next months, including incorporation of salvaged elements from the former Ontario Provincial Police Headquarters building which was demolished in the summer of 2011 to make way for this proposal. The report detailing all of the City's issues can be found here.
UrbanToronto will keep you posted as more details emerge for this proposal.
