Toronto 108 Vine Avenue | ?m | 28s | Giannone Petricone

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Northern Light

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An Official Plan Amendment has been filed to convert the above addresses from Core Employment to Mixed Use.

Site as it is, per Streetview:

1758128614096.png


Currently home to The Sweet Potato supermarket. This app. covers from this building to tend of the block (Vine Avenue Playground)

The App:

www.toronto.ca

Application Details

www.toronto.ca www.toronto.ca

@Paclo

Conceptual Site Plan:

1758128803779.png


Renders:
1758128917008.png

1758128960791.png


Comments: Sure but.......the ridiculous non-park has to go......add that space to Vine Avenue Playground at the west end of the site.

I have some reservation as as to traffic where this site is not currently close to higher order transit and is situated on a side street.[/URL]
 
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Ah yes, let's go propose removing Core Employment zoned lands, when there are swaths of single family homes fronting major arterials all throughout the city.

This should be rejected to the fullest extent possible; shouldnt be considered for 1 second, and needs to be put in the trash and incinerated.

The proponent can take a hike.
 
GenerationLee said:
Where is this?
Click to expand...
Behind the main street of The Junction Neighbourhood, with a rail lines behind it.
Amare said:
Ah yes, let's go propose removing Core Employment zoned lands, when there are swaths of single family homes fronting major arterials all throughout the city.

This should be rejected to the fullest extent possible; shouldnt be considered for 1 second, and needs to be put in the trash and incinerated.

The proponent can take a hike.
Click to expand...
What's wrong with having residential on top of commercial? It certainly looks like there will be lots of employment in the massive podiums in the rendering.
 
Red_Bulmer said:
Behind the main street of The Junction Neighbourhood, with a rail lines behind it.

What's wrong with having residential on top of commercial? It certainly looks like there will be lots of employment in the massive podiums in the rendering.
Click to expand...
I'm okay with breaking up commercial-only zones into mixed-use, their overall hostility to the pedestrian experience has been one of the worst disasters in this country's history, turning swatches of our neighbourhoods into car-centric dead zones. Rebuilding these areas knowing people will live there will help correct this mistake. This particular site wasn't the worst offender but still.
 
Red_Bulmer said:
What's wrong with having residential on top of commercial? It certainly looks like there will be lots of employment in the massive podiums in the rendering.
Click to expand...
Because:

a) It sets a wrong precedent when there's already swaths of land which can be developed for higher density purposes. Once you lose employment land, you can never get it back.

b) The existing land/building can be modified to accommodate vast forms of employment uses.

c) Mixed-use builds in this city tend to, for the most part, only accommodate sterile and generic retail spaces which are limited for conventional retailers (ie: banks, dentists, nail salons, fast food).
 
Amare said:
Because:

a) It set's a wrong precedent when there's already swaths of land which can be developed for higher density purposes. Once you lose employment land, you can never get it back.

b) The existing land/building can be modified to accommodate vast forms of employment uses.

c) Mixed-use builds in this city tend to, for the most part, only accommodate sterile and generic retail spaces which are limited for conventional retailers (ie: banks, dentists, nail salons, fast food).
Click to expand...
I get what you are saying, that this is dynamic land.
We have definitely lost all of that land use in the core, particularly along Dupont and in places like Corktown, Liberty Village, and The Portlands.
However, I think it's okay to lose this land in the core, you won't find land like this in Manhattan, it is inevitable it will disappear.
One area of dynamic land I'm hoping is protected is the Castlefield Design District (north of Eglington).

On sterile retail: that is temporary.
As a neighbourhood becomes denser and denser (assuming retail space increases) and as buildings age, the retail units tend to be divided into smaller and smaller spaces and more specialized (interesting) businesses move in as the corporations move to newer spaces (they tend to hate to do renovations and continually move).
 
Red_Bulmer said:
I get what you are saying, that this is dynamic land.
We have definitely lost all of that land use in the core, particularly along Dupont and in places like Corktown, Liberty Village, and The Portlands.
However, I think it's okay to lose this land in the core, you won't find land like this in Manhattan, it is inevitable it will disappear.
One area of dynamic land I'm hoping is protected is the Castlefield Design District (north of Eglington).
Click to expand...
Well i mean this area isnt in the core, it certainly isnt Manhattan either.

The thing is, we're not creating more employment land in TOronto. What we have is already the max, we need employment land scattered all around the city. To have it concentrated in fewer and fewer zones, you're just funneling people into fewer districts. There are numerous issues associated with that, but i'll name one that's a massive one in Toronto: transit.

Our system already cant accommodate funneling massive amounts of people into a single node, so imagine compounding the problem X times over.

Red_Bulmer said:
On sterile retail: that is temporary.
As a neighbourhood becomes denser and denser (assuming retail space increases) and as buildings age, the retail units tend to be divided into smaller and smaller spaces and more specialized (interesting) businesses move in as the corporations move to newer spaces (they tend to hate to do renovations and continually move).
Click to expand...
Are you sure about that.

Because this is the norm in Downtown Toronto:

1758219534916.png


And this:

1758219780678.png


And this:

1758220123378.png
 
There are core undisturbed employment lands where residential proposals absolutely ought to be rejected (ex the proposal for south of the Gardiner at Islington). But this is on the edge of residential already, in a highly desirable location and very central to the Junction's own core. If a mixed-use proposal, I think it's fine.
 
Northern Light said:
An Official Plan Amendment has been filed to convert the above addresses from Core Employment to Mixed Use.

Site as it is, per Streetview:

View attachment 681754

Currently home to The Sweet Potato supermarket. This app. covers from this building to tend of the block (Vine Avenue Playground)

The App:

https://www.toronto.ca/city-governm...der transit and is situated on a side street.
Click to expand...
A bit further east. App includes the Govan Brown building as well.
 
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