Toronto 438 Avenue Road | 89.2m | 24s | GALA | Arcadis
- Thread starter DavidCapizzano
- Start date
Northern Light
Superstar
438/440 Avenue Road, as they appear on Streetview:
The Balmoral frontage from Streetview:
Aerial View of site, with area calculation:
None of the properties appear on the Heritage register in either a listed or a designated form, so the site could be cleared. (not much there is remarkable, at least in its current form)
It looks the 2 bringing up the rear on Balmoral are actually relatively recent builds.
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Contextually interesting is that these are the only 2 SFH that survive on that section of Avenue Road:
(looking south from Balmoral)
Looking North from Balmoral:
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Undead
Senior Member
This is a pretty central location so I'd like to see the parking ratio reduced to under .5 spaces per unit.
Permitting myself to dream for a second, one desirable long term vision for Avenue would be to cut one traffic lane in each direction in favour of a good BRT line; build up the density and turn the whole place into a Grand Avenue (yes, I'm very clever).
In the very long term, the increased density and transit ridership could lay the foundation for a Bay Street subway line extending north to St. Clair via Avenue. Okay, time to stop dreaming!
Permitting myself to dream for a second, one desirable long term vision for Avenue would be to cut one traffic lane in each direction in favour of a good BRT line; build up the density and turn the whole place into a Grand Avenue (yes, I'm very clever).
In the very long term, the increased density and transit ridership could lay the foundation for a Bay Street subway line extending north to St. Clair via Avenue. Okay, time to stop dreaming!
Northern Light
Superstar
100% yes. I'm assuming the number is swinging high because the proponent will be aiming for the high-end/luxury market.
Yes.
Not really sold, the sidewalks are super narrow and need to be widened for safety; cycle tracks, which would be a natural northward extension of those on University would also make sense, that uses up all the room from a 1-lane per direction cut.
Avenue and St. Clair has an E-W LRT and 2 subway stations fairly close, I'm not sure another higher-order transit option for N-S travel is required here.
You have your moments, LOL (ducks)
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For the life of me, if we were to spend $$$ renaming a road, Avenue Road would take priority for being offensively unoriginal.
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Northern Light
Superstar
Hmmm, looks to be aiming for a 'Deco' type flavour.............but the render doesn't quite work for me............
The massing is wrong for the 'look'......too chunky. There's also some stylistic mish-mash going on.
Could be dreadful w/the wrong material palate. (which I think we may be looking at)
The massing is wrong for the 'look'......too chunky. There's also some stylistic mish-mash going on.
Could be dreadful w/the wrong material palate. (which I think we may be looking at)
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ProjectEnd
Superstar
Give me Candela, but cheap and overwrought. Thanks!
WaitingForGodot
New Member
looks cheap and bulky, especially the lower half..
AlbertC
Superstar
Looks like a budget One Forest Hill on steroids.
DavidCapizzano
Senior Member
The people to the West of Avenue / South of St Clair were livid during the community meeting for the 175 through 195 St Clair Avenue West proposal - can't wait to hear them complain about this one too!
Northern Light
Superstar
I'm learning a bit more about your particular brand of masochism........ while it may prove worthy of academic study, I'm not sure I needed to know that about you. LOL
YIMBY519
Active Member
This is really aggressive. The OPA makes sense to add the two Balmoral dwellings but the setback to the south may tank this thing. I agree with David, this public meeting will be one for the ages! It's almost asking to be cut down a few floors from the renderings.
xy3
Active Member
It's not perfect but I like the precast cladding, black window frames, and the refreshing absence of cheap plastic spandrel and staggered windows
It just needs more finer grained detailing on the street level as well as the crown. I expect it will also get chopped down by 5 floors.
Some bay windows, arches, and relief columns on the lower and street levels would've been nice to soften the transition to the ground level. I'd also like to see some retail and more planters/street furniture.
The pattern on the balcony dividers is also too generic and should be improved.
It just needs more finer grained detailing on the street level as well as the crown. I expect it will also get chopped down by 5 floors.
Some bay windows, arches, and relief columns on the lower and street levels would've been nice to soften the transition to the ground level. I'd also like to see some retail and more planters/street furniture.
The pattern on the balcony dividers is also too generic and should be improved.
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WislaHD
Superstar
Some more images
cd concept
Senior Member
Love these art deco style buildings ! We definitely need more of these in the city ! !