Time and Space Condos | 102m | 29s | Pemberton | Wallman Architects

evandyk

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As you can see from my photos, I live right above the site, and have never noticed any consistent bad smell.
 

AHK

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This only has 1 level of underground I believe which will make things a bit faster - but it’s still a massive building, it’s going to take time to build. Personally I’m just excited for excavation to finish since this area always stinks of gas with them excavating the soil right now.
While the building permit application information indicates one level of below grade parking, I suspect that there will in total be a couple of below grade levels. In addition to the parking, the following will also need to be accommodated - either below grade, ground floor, or less likely, second floor:
  • lockers for almost 1,600 units
  • bicycle storage
  • electrical services - incoming building services, main transformer and distribution panel room, secondary distribution rooms
  • Communications room - incoming telephone, cable, internet services, power supplies and back up
  • CACF room, including building automation systems (BAS) control systems, security and access control systems (if not in the communications room)
  • garbage rooms (garbage chute terminations, compactors and garbage bin holdin - probably four (if not more) rooms for garbage handling for a building of this size
  • water services - incoming water supply / metering room, booster pumps
  • fire pumps and sprinkler control system equipment room(s)
  • main diesel generator tank room
  • rain water cistern tank area
  • elevator pits
  • sump pits, pumps, and associated controls
  • perimeter weeping tile and drainage system (goes into the sump pits)
These are the building support service components which come to mind - does not include things like storage areas for package deliveries that are not picked up quickly, miscellaneous building operation support storage, etc. So - to accommodate all these areas - either they will be below grade, or additional space will be required on the ground floor - eating into the available space for commercial uses and resident amenity areas. Even though the building occupies a very large footprint - I suspect that there may be a total of two levels below grade - one for parking, and one basically for everything else - stuff that has to be included, but does not contribute to salable / rentable above grade space.

This does not even touch on the logistics and time frames for constructing over 1,500 residential units, along with all the associated above grade and mechanical penthouse infrastructure components, and the subsequent operational testing, commissioning and associated certification of these components.

So - without looking at the detailed plans - I suspect that there may be two levels below grade, one for parking, and one for everything else. If all these uses, along with parking, are really intended to be accommodated within one floor of below grade construction, my expectation would be that, once occupied this will be found to be a really disfunctional building, with too many compromises in terms of allocations and uses of space.

And as a side note - Loudpacckk thinks that all this can be completed from where the project stands now, to the point of building occupancy, within the next eighteen months ?
 

loudpacckk

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While the building permit application information indicates one level of below grade parking, I suspect that there will in total be a couple of below grade levels. In addition to the parking, the following will also need to be accommodated - either below grade, ground floor, or less likely, second floor:
  • lockers for almost 1,600 units
  • bicycle storage
  • electrical services - incoming building services, main transformer and distribution panel room, secondary distribution rooms
  • Communications room - incoming telephone, cable, internet services, power supplies and back up
  • CACF room, including building automation systems (BAS) control systems, security and access control systems (if not in the communications room)
  • garbage rooms (garbage chute terminations, compactors and garbage bin holdin - probably four (if not more) rooms for garbage handling for a building of this size
  • water services - incoming water supply / metering room, booster pumps
  • fire pumps and sprinkler control system equipment room(s)
  • main diesel generator tank room
  • rain water cistern tank area
  • elevator pits
  • sump pits, pumps, and associated controls
  • perimeter weeping tile and drainage system (goes into the sump pits)
These are the building support service components which come to mind - does not include things like storage areas for package deliveries that are not picked up quickly, miscellaneous building operation support storage, etc. So - to accommodate all these areas - either they will be below grade, or additional space will be required on the ground floor - eating into the available space for commercial uses and resident amenity areas. Even though the building occupies a very large footprint - I suspect that there may be a total of two levels below grade - one for parking, and one basically for everything else - stuff that has to be included, but does not contribute to salable / rentable above grade space.

This does not even touch on the logistics and time frames for constructing over 1,500 residential units, along with all the associated above grade and mechanical penthouse infrastructure components, and the subsequent operational testing, commissioning and associated certification of these components.

So - without looking at the detailed plans - I suspect that there may be two levels below grade, one for parking, and one for everything else. If all these uses, along with parking, are really intended to be accommodated within one floor of below grade construction, my expectation would be that, once occupied this will be found to be a really disfunctional building, with too many compromises in terms of allocations and uses of space.

And as a side note - Loudpacckk thinks that all this can be completed from where the project stands now, to the point of building occupancy, within the next eighteen months ?
Yes give or take 18-24 months. Not as long as others have mentioned such as a 2022-2023 timeline.
 

innsertnamehere

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While the building permit application information indicates one level of below grade parking, I suspect that there will in total be a couple of below grade levels. In addition to the parking, the following will also need to be accommodated - either below grade, ground floor, or less likely, second floor:
  • lockers for almost 1,600 units
  • bicycle storage
  • electrical services - incoming building services, main transformer and distribution panel room, secondary distribution rooms
  • Communications room - incoming telephone, cable, internet services, power supplies and back up
  • CACF room, including building automation systems (BAS) control systems, security and access control systems (if not in the communications room)
  • garbage rooms (garbage chute terminations, compactors and garbage bin holdin - probably four (if not more) rooms for garbage handling for a building of this size
  • water services - incoming water supply / metering room, booster pumps
  • fire pumps and sprinkler control system equipment room(s)
  • main diesel generator tank room
  • rain water cistern tank area
  • elevator pits
  • sump pits, pumps, and associated controls
  • perimeter weeping tile and drainage system (goes into the sump pits)
These are the building support service components which come to mind - does not include things like storage areas for package deliveries that are not picked up quickly, miscellaneous building operation support storage, etc. So - to accommodate all these areas - either they will be below grade, or additional space will be required on the ground floor - eating into the available space for commercial uses and resident amenity areas. Even though the building occupies a very large footprint - I suspect that there may be a total of two levels below grade - one for parking, and one basically for everything else - stuff that has to be included, but does not contribute to salable / rentable above grade space.

This does not even touch on the logistics and time frames for constructing over 1,500 residential units, along with all the associated above grade and mechanical penthouse infrastructure components, and the subsequent operational testing, commissioning and associated certification of these components.

So - without looking at the detailed plans - I suspect that there may be two levels below grade, one for parking, and one for everything else. If all these uses, along with parking, are really intended to be accommodated within one floor of below grade construction, my expectation would be that, once occupied this will be found to be a really disfunctional building, with too many compromises in terms of allocations and uses of space.

And as a side note - Loudpacckk thinks that all this can be completed from where the project stands now, to the point of building occupancy, within the next eighteen months ?
The SPA docs pretty clearly show only a single underground level, as does the physical condition of the site today. I'm well aware of a building's servicing requirements, that stuff doesn't take up nearly as much space as you are making them out to.

CACF room has to be within direct eyeline of the main residential entrance and within a certian amount of metres, btw. It's not going in the parking garage.
 

evandyk

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I think the plans call for one underground story only. In the podium on the north side, which is 16 or 17 stories, there will be ten floors of interior parking surrounded by condo units, I think. I assume stuff like lockers, bike storage etc. would all be going in there too.
 

ProjectEnd

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/\ Correct. There are large storage areas on the interior of each above-grade parking floor. Plenty of room for storage, lockers, etc.
 

AHK

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/\ Correct. There are large storage areas on the interior of each above-grade parking floor. Plenty of room for storage, lockers, etc.
While not previously aware of the design of the building to have parking, storage locker, and bicycle storage areas above grade, my major concern was over the timelines being hoped for / anticipated for a building of this size and complexity. A condominium building is a lot more than assembling some standard floor forms, pouring concrete, moving the forms up to the next floor, etc. - rinse and repeat until the building is topped off. All the technology and building support services infrastructure has to be installed, tested, commissioned and appropriate sign-offs and certifications obtained. In fact, having the various types of storage - parking, bicycles and lockers above grade could well add to the timelines needed to construct the building - similar to what has taken place at the Tea House project (although Time and Space does not have to contend with a subway tunnel under the building).

I also realize that a number of the items identified above individually may not require a lot of space - but there may well be issues of location, proximities and access paths to the various components for a building this size. Having only one floor below grade may simplify some issues, but may result in design choices, compromises, for others.

Again - the major point intended by my comments was not about the layout itself, but that there is no way that this building, with just under 1,600 units, can be completed, to the point of initial occupancy, in a year and a half from now. Not when the pictures immediately above by mburrrr (post 653) and Evandyk (post 654) show that a portion of the site is still at grade.
 

DSC

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Yesterday I noticed that the workers pouring the concrete into the base of the pit are all wearing white protective cover-alls and that they are covering the new concrete with what looks like a layer of "roofing felt". I assume this is the 'capping' of the still polluted soil below and that they will (in due course) be pouring a 'regular" concrete basement floor on top of the 'felt".
 

innsertnamehere

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Interesting. So it sounds like they are more or less "bathtubbing" it to prevent leakage of the contaminated soil into the garage. Very unique approach.
 

isaidso

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They're not legally required to remove contaminated soil? Do they, at minimum, need to inform buyers (prior to signing) that they're not removing that soil.
 

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