An offer to settle the appeals has been made and details of the new plan have been made public:

• One-acre park now proposed at the northeast corner;
• 19-storey rental has been shifted south and the tower element is now directly beside the existing 19-storey building;
• Floor plate of the 19-storey building has been reduced to 750 square metres;
• Ground floor of the two six-storey buildings now has residences fronting Bayview Mews Lane;
• Podium of 33- and 28-storey towers reduced to six storeys from eight storeys and its footprint reduced by 500 square metres;
• Reduced podium allows for a larger open space area along the east side of the podium, which now includes a POPS adjacent to the proposed park;
• Floor plate of the 33- and 28-storey towers reduced to 795 square metres.

Reduction in total number of units from 1,132 to 1,036, but an increase in the number of three-bedroom units from 48 to 103:

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http://app.toronto.ca/DevelopmentAp...icationsList.do?action=init&folderRsn=4218053
 
Marcanadian said:
An offer to settle the appeals has been made and details of the new plan have been made public:

• One-acre park now proposed at the northeast corner;
• 19-storey rental has been shifted south and the tower element is now directly beside the existing 19-storey building;
• Floor plate of the 19-storey building has been reduced to 750 square metres;
• Ground floor of the two six-storey buildings now has residences fronting Bayview Mews Lane;
• Podium of 33- and 28-storey towers reduced to six storeys from eight storeys and its footprint reduced by 500 square metres;
• Reduced podium allows for a larger open space area along the east side of the podium, which now includes a POPS adjacent to the proposed park;
• Floor plate of the 33- and 28-storey towers reduced to 795 square metres.

Reduction in total number of units from 1,132 to 1,036, but an increase in the number of three-bedroom units from 48 to 103:

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http://app.toronto.ca/DevelopmentAp...icationsList.do?action=init&folderRsn=4218053
Click to expand...

A marked improvement. But overall the proposal still isn't nearly as good as it should or could be. The retention of the existing building mars the site potential.

The remaining surface parking, particularly on the Sheppard frontage is a sin.

I'm still not sold on the way the new building on Sheppard handles the relationship to the street.

Just to add a thanks to @Marcanadian for such a thorough and clear post!
 
Northern Light said:
A marked improvement. But overall the proposal still isn't nearly as good as it should or could be. The retention of the existing building mars the site potential.

The remaining surface parking, particularly on the Sheppard frontage is a sin.

I'm still not sold on the way the new building on Sheppard handles the relationship to the street.

Just to add a thanks to @Marcanadian for such a thorough and clear post!
Click to expand...
It's definitely in the right direction. They are demolishing part of the mall that houses LCBO and the Gap for the condo, so I wouldn't call it a true retention of the existing building (although, that was really the former separate Kmart building). They aren't going to tear down the entire mall and start from scratch a la Don Mills Centre - especially a profitable one.

As for the remaining parking lot, I'm not sure what they should do with it. Do we need even more condos?
 
11th said:
It's definitely in the right direction. They are demolishing part of the mall that houses LCBO and the Gap for the condo, so I wouldn't call it a true retention of the existing building (although, that was really the former separate Kmart building). They aren't going to tear down the entire mall and start from scratch a la Don Mills Centre - especially a profitable one.

As for the remaining parking lot, I'm not sure what they should do with it. Do we need even more condos?
Click to expand...

It is a parking structure with 2 levels of parking, so not just an easy shift to something else. Though I would agree they could have done something better with that corner. Also, let's not forget this is a car centric area, even with subway access so close.
 
Changes to the rest of the mall and parking lots could come in future phases. No need to do it all at once.
11th said:
Do we need even more condos?
Click to expand...
We need more housing, yes, lots of it.

42
 
11th said:
Do we need even more condos?
Click to expand...

interchange42 said:
We need more housing, yes, lots of it.
Click to expand...

Actually, what the area needs is a balance between housing and more office development so people can live, work and play in the same area without being forced to commute jamming highway and transit infrastructures.


As with the nearby North York Center Secondary Plan area (Yonge corridor between 401 to north of Cummer/Drewry north of Finch), since amalgamation 20 years ago, there's been 60 new residential condo towers built but only one office tower,... creating a Vertical Sleeping Community where majority of locals jam Roads & Subway to commute out of area for work!

That huge imbalance created by large increase in residential condo development VS office development is exactly what we're seeing here along Sheppard East now. In fact, there hasn't even been any office development built in this area recently - no new employment area,... the proposed Concord Adex office tower near Leslie Station for Canadian Tire head office never materialized,.... and one of the area's larger office towers at 1200 Sheppard (northwest corner of Sheppard and Leslie) demolished recently for future 5 condo towers!
https://urbantoronto.ca/forum/threa...mexon-43-2x-39-34-2x-27s-core-planning.18715/
 
Further refinements have been made:

• West tower height (pictured on the left in the image below) reduced from 33 to 30 storeys.
• North tower floor plate reduced to 750 square metres.
• Total number of units reduced from 1,036 to 1,009.
• Overall density reduced from 1.71 times the area of the lot to 1.65 times.
• Setback employed to provide a minimum 5-metre separation distance to the proposed parkland in the northeast portion.
• Visual and acoustic screen proposed on the north development site to screen truck movements and noise.

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http://app.toronto.ca/DevelopmentAp...icationsList.do?action=init&folderRsn=4218053
 
WislaHD said:
The architecture just screams North York to me, which is like, fair enough, since we are in North York.
Click to expand...

I wish there were more variety. It seems that in the 1960s, they built nothing but brick slab towers. Now we're getting a forest of grey glass towers. It's in this sea of monotony that the kitsch of the NY Towers starts to seem brilliant.
 
I see an elevated walkway from towers to the mall in the render, but not in the overhead plans. Assume they will have that?
 
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