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A year after applications were first submitted to the City of Toronto for Official Plan and Zoning By-law amendments to allow a 21-storey condominium development in Scarborough, the proposal by Laurier Homes has been redesigned to both take comments on the first design into account, and to give the development a fresher look. Now two storeys higher, but with less volume and fewer suites overall, the proposal would replace two adjacent low-rise commercial plazas on the southwest corner of Sheppard Avenue East and Pharmacy Avenue.
The plan for a Kirkor Architects-designed building at 2993 Sheppard Avenue East now rises to 23 storeys and a height of 74.75 metres, 5.1 metres taller than before, while total volume drops slightly—by just 209 m²—to 29,099 m² of gross floor area, and from 433 residential units to 425. Ground floor retail increases by 210 m² to 1,550 m², providing more space to replace the current retail space on the site. The floor space index for the site drops from 4.45 times coverage of the lot to 4.42 times.
The development is U-shaped, with the U open to the west. Separation between the north and south arms of the 7-storey podium has been increased by 3.55 metres to 27.85 metres, which will give residents facing into the courtyard more privacy. The south arm of the podium terraces down to the adjacent low-rise neighbourhood, as to the uppermost floors of the tower, which terraces down towards the south to stay under a 45° angular plane from the neighbourhood to the south. Other than the uppermost floors, the tower floor-plates are Toronto standard 750 m² in area. 425 condominiums suites are proposed in a mix of 5 studios (1%), 232 one-bedrooms (55%), 173 two-bedrooms (41%) and 15 three-bedrooms (3%).
Amenities are planned on both the ground floor and the eighth floor, in each case having indoor spaces adjacent to outdoor ones. Ground floor indoor amenities would open onto the courtyard space, while eighth-floor amenities open onto a rooftop terrace atop the southern arm of the podium. A landscaped southern edge of the rooftop terrace would distance people from the edge and hinder intrusive overlook of adjacent neighbourhood back yards.
The development would provide 413 car parking spaces in total, 353 for residents, 43 for visitors, 16 for retail patrons, and one car-share space. Most spaces are found in the three-level parking garage, but 11 of the retail spaces are proposed at ground level, along with the car share space. Another 9 spaces are proposed in a lay-by along Pharmacy Avenue in front of retailer's doors. Also proposed are 327 bicycle parking spaces, 291 for residents within the parking garage, and 36 spaces for visitors.
Additional information including images of both the new and the original design can be found in our Database file for the project, linked below. Want to get involved in the discussion? Check out the associated Forum thread, or leave a comment in the space provided on this page.
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| Related Companies: | Arcadis, Bousfields, Cope Group Inc, Grounded Engineering Inc., Kirkor Architects Planners, MCW Consultants Ltd, RJC Engineers, RWDI Climate and Performance Engineering |
