christiesplits
Senior Member
Though the link hasn't changed, it would seem sensible to repost so people can easily look at the docs.
Application Details
www.toronto.ca
Then, from the above..........:
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Unit layout building B:
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Elevator ratios:
857 units overall
Building A: 385 - 4 elevators - 96 units per elevator
Building B: 472 - 4 elevators - 118 units per elevator
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Comments:
Architecturally acceptable (style) with some warmth/colour , though a downgrade from the original vision here.
Rental Tenure good; grocery store retention continues, good.
Unit layouts are a bit small.
Elevator ratio is good in Building A, and ok'ish in B
Challenges/Problems - Wind, Wind and more Wind. With full exposure to prevailing western winds, at these heights, the proponents own studies show not merely uncomfortable but unsafe wind conditions.
There are potential strategies to mitigate these, but I'm not sold. I'm not convinced the buildings are massed in such a way as to deliver a reasonable outcome, and I think a height reduction may be preferred here. I will look at the Wind Study for more details later.
There continues to be a proposed encroachment into the buffer for the slope, though its less consequential to be sure than the previous iteration.
The 155 St. Dennis decision at the OLT may serve to justify accepting that here. TBD.
The shadowing impacts are inconsistent w/the most recent Secondary Plan for the area, but said plan is not yet in legal force.
Good analysis, all of which I agree with. Although don't ask me about wind and shadow studies!
I'm very familiar with the neighbourhood.
Curious to see how the locals react. I was surprised by the relatively muted opposition to the original, albeit smaller, proposal.
