Northern Light
Superstar
It is now.
- Thread starter Northern Light
- Start date
It is now.
Northern Light
Superstar
You first heard about it here UT back in 2021.
At which time I was asked what seemed likely here. I guessed at six towers...........I was light......they're aiming for seven. (but only six are towers). I think my guessing wasn't 1/2 bad.
The App:
www.toronto.ca
@Paclo
Site Plan first. In the image below, 'The Queensway' is cut off at the top. The dark dashed lines indicated the site being planned out as 3 parcels.
Max height: 50s.
All heights: 50s, 50s, 47s, 45s, 45s 42s, 12s
The rest of the details later............I need some more sleep.
At which time I was asked what seemed likely here. I guessed at six towers...........I was light......they're aiming for seven. (but only six are towers). I think my guessing wasn't 1/2 bad.
The App:
Application Details
www.toronto.ca
@Paclo
Site Plan first. In the image below, 'The Queensway' is cut off at the top. The dark dashed lines indicated the site being planned out as 3 parcels.
Max height: 50s.
All heights: 50s, 50s, 47s, 45s, 45s 42s, 12s
The rest of the details later............I need some more sleep.
Northern Light
Superstar
The Ground Floor Plan provides for a relocated grocer with a 42,000ft box next to The Queenway, under the midrise buiilding:
* No specific commitment is made in regard to the future retail tenancy.
Description:
Stats:
Units: 3,968 units
FSI: 7.68
@HousingNowTO will definitely want to look into affordable housing here. I don't see any commitments, if this went ahead, as proposed, 4% of units would be over 150 units.
* No specific commitment is made in regard to the future retail tenancy.
Description:
Stats:
Units: 3,968 units
FSI: 7.68
@HousingNowTO will definitely want to look into affordable housing here. I don't see any commitments, if this went ahead, as proposed, 4% of units would be over 150 units.
Full Metal Junkie
Active Member
I suppose that's how the proposed road alignment will work with the transportation masterplan for this area?
reinventingthewheel
Active Member
Who on earth rendered this and why did they decide to very haphazardly remodel the Gardiner like this?!
GenerationLee
Senior Member
Looks almost like an AI/Algorithm model dulpicating the street grid in the background.
This is an extremely dense site plan, holy smokes. And for an area of Etobicoke already pretty hemmed in from the road network and transit system by many geographical and infrastructure related constraints.
This is an extremely dense site plan, holy smokes. And for an area of Etobicoke already pretty hemmed in from the road network and transit system by many geographical and infrastructure related constraints.
1Ć0
Active Member
That parkland dedication is truly something
Full Metal Junkie
Active Member
I don't hate the proposal as is, I don't love it either. I know the opinions are divided here on the building heights appropriate for the area. I wouldn't have minded them sloping the building heights lower and lower towards the residential area across the Queensway. As is, it's going to be a bit of a wall.
I like how they are bracing us for their choice of the building materials:
Start placing your bets on what choice of material they will make in order to contribute to the current character of the area:
I like how they are bracing us for their choice of the building materials:
Start placing your bets on what choice of material they will make in order to contribute to the current character of the area:
north-of-anything
Active Member
I really, really hate this proposal on instinct. I would go on about why, but I think these four words are a good microcosm of my feelings towards it:
Townhouses along the Queensway.
Townhouses along the Queensway.
I want to see retail at the base of more of the buildings.They should not be only replacing the Sobeys, but also pretty much everything that's there now. The people who live north of there use more than just the Sobeys in that plaza: there's a Shoppers, an LCBO, a Subway, a Doctor's office, a pet food store, a Pizza Pizza, a Cob's Bakery, a Dollarama, a Booster Juice, a TD Bank. I think I'm still missing one or two. To the north, it's pretty much a retail desert, and no-one's going to want to have to go even further away for the items they can get there now. Sure, some of that is going to show up at the 2150 Lake Shore site, but, um, double my time to get stuff I need please? Okay, perfect...
(I also see people crossing the Queensway bridge over the Humber with bags of purchases from the plaza, to the area to the east depends upon this plaza too).
So, besides replacing most of the townhomes at grade with retail, the other thing is development is missing is any space for City services or community facilities whatsoever. So, the 2150 Lake Shore project should pay for all new facilities in the area? Not good. I think we'd also want to see substantial affordable housing here too along with a community centre.
Along with the grade-level use changes/upgrades I'm suggesting, this absolutely must be tied into building the extension to Brookers Lane under the Gardiner and south to Lake Shore: the 66A's south end should be rerouted along it so that it can loop through to Park Lawn GO as well... and at the same time, a walkway beside the tracks directly to the GO station (the Planning Rationale does not adequately describe how long the walk between this proposal and the station would be — it only measures by how the crow flies) would be necessary to make the station actually as close to the site as they claim it is.
There are probably other issues, but that's all for now...
42
(I also see people crossing the Queensway bridge over the Humber with bags of purchases from the plaza, to the area to the east depends upon this plaza too).
So, besides replacing most of the townhomes at grade with retail, the other thing is development is missing is any space for City services or community facilities whatsoever. So, the 2150 Lake Shore project should pay for all new facilities in the area? Not good. I think we'd also want to see substantial affordable housing here too along with a community centre.
Along with the grade-level use changes/upgrades I'm suggesting, this absolutely must be tied into building the extension to Brookers Lane under the Gardiner and south to Lake Shore: the 66A's south end should be rerouted along it so that it can loop through to Park Lawn GO as well... and at the same time, a walkway beside the tracks directly to the GO station (the Planning Rationale does not adequately describe how long the walk between this proposal and the station would be — it only measures by how the crow flies) would be necessary to make the station actually as close to the site as they claim it is.
There are probably other issues, but that's all for now...
42
DopeyFish
Active Member
holy smokes
like there's gonna be what? 50 towers around humber bay shores?
i don't really like that they are basically taking away all retail outside of grocery, but they must be really banking on 2150 filling that void
retail needs to be at the base of every tower in this city and take the majority of the street frontage, no exceptions.
they stitched together multiple things here. because at the top is the 2150 lake shore rendering.
like there's gonna be what? 50 towers around humber bay shores?
i don't really like that they are basically taking away all retail outside of grocery, but they must be really banking on 2150 filling that void
retail needs to be at the base of every tower in this city and take the majority of the street frontage, no exceptions.
they stitched together multiple things here. because at the top is the 2150 lake shore rendering.
ShonTron
Moderator
I am also not a fan. There’s a lot of density but without any sort of circulation for any mode of transport. This is just Garrison Point on the Humber (and at least there’s a very good multiuse path connection leading out of Garrison Point).
The parkland dedication is tiny, and right up against the highway and freeway. At best, you’ll get a small dog park and a playground.
It also looks like there’s only enough retail space to replace the Sobey’s. As @interchange42 pointed out, the area is otherwise a retail desert. It doesn’t add anything to the community.
The parkland dedication is tiny, and right up against the highway and freeway. At best, you’ll get a small dog park and a playground.
It also looks like there’s only enough retail space to replace the Sobey’s. As @interchange42 pointed out, the area is otherwise a retail desert. It doesn’t add anything to the community.
evandyk
Senior Member
Exactly. They are going to put 4,000 units way out there with only 200 parking spots? And run a flagship grocery store with 45 parking spots? With only a grocery store on site, these 6000(?) people will be pretty car reliant for their other needs. Being close to a GO station is nice, but doesn't provide you with a lot of flexible transit options.
Bloor West Villager
Active Member
Northern Light
Superstar
Getting a full-sized park at this site, is an idea I could support, but it would likely take 30% of the land, which probably isn't on.
So alternatively, how about we reduce the onsite to a 'tot lot' which can be either a nominal park or better still a POPs..........and we put the money to better use?
Here's one alternative idea:
In terms of net new parkland, it's actually a smaller proposal, acquiring 2 properties, 2 and 4 Delroy, at just over 1000m2 to facilitate a southward extension of the Mimico Creek Trail.
The rest of the money goes to the trail extension project.
640m otherwise on public land, with 2 small bridges over the creek. Estimated cost to deliver (excluding the houses) 3M.
I think that's good bang for the buck, myself. Getting the trail another 100M south is fairly straight forward, it means moving either the tennis courts at the bottom of this image, or the parking lot and baseball diamond. Not bank breaking, but a another 1-2M, depending on what you move where, and whether you upgrade the facilities at the same time.
The last leg south to Queensway is a bit pricier.
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