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Superstar
And no retail!
Toronto 1006 Kipling Avenue | 26.05m | 7s | Toronto Standard | ps-a
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ADRM
Senior Member
Retail in buildings of this scale in locations like this are almost always a drag on the pro forma, and at this scale, every unit matters. Can't do everything on every site.
Northern Light
Superstar
With a couple of notable exceptions, N-S streets in Toronto don't tend to be retail streets (exceptions for Yonge, Spadina below Bloor), Church from the Village south, Ossington S. of College, and Roncy. In the more suburban areas you get a couple of small stretches here and there, but most retail is on E-W roads.
I'd be inclined to insist on retail where the site fronts a major intersection/2 transit routes. But here, it would be retail in the midst of houses. The most I think one could justify is a live-work style configuration that would allow for conversion to retail at some future time.
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Amare
Senior Member
To be honest, retail here would be dead so i'm not concerned about the lack of retail space.
What i'm concerned about in no particular order are:
1) The 1 elevator (it's not a good idea for the reason @Northern Light pointed out)
2) The crazy set back from the sidewalk, and that extremely odd half driveway in the front. I mean, what now?
3) The (sure to be) precast panels which already look like they are going to be extremely cheap
What i'm concerned about in no particular order are:
1) The 1 elevator (it's not a good idea for the reason @Northern Light pointed out)
2) The crazy set back from the sidewalk, and that extremely odd half driveway in the front. I mean, what now?
3) The (sure to be) precast panels which already look like they are going to be extremely cheap
Northern Light
Superstar
Ok, 1 and 3 we can clearly agree on.....
Two, I want to explore further.
The thing about this....its set back to more or less where the neighbours are currently..
So.....its an interesting conundrum. Do you want it to standout like a sore thumb by pulling it forward? There is an argument for that....if you think all the the neighbours will be rebuilt likewise. I think its a completely fair, debatable question.
The builder would love to come forward, I would think, that's more GFA on every floor.
I'm just not sure its 'crazy' to conform to existing..........and if Planning forces/allows an anomalous move......but the neighbours don't rebuild.....
The challenges of zoning by reaction rather than prescription.
Amare
Senior Member
I would think that with as-of right zoning now being in play, that it would be more likely for neighbouring developments (in the future whenever/wherever they happen) to be brought forward closer to the street. That's just my inkling, but as you mention as hard to know for sure.
It's just odd to have that huge amount of space sitting there, and my gut feeling is that we're going to be seeing Frankenstein situations where some new builds are set back like this, while others are brought forward.
Northern Light
Superstar
The bolded is certainly a worry.
Once Planning has chosen a preference, they certainly will need to stick to it at least for the length of one block.
Variation will not do.