dplainview said:
Curious, what's wrong with the ground floor layout?
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The vehicle access off Lake Shore (the retail frontage of the building) is the most crucial issue.
It's both a problem for traffic management and forces traffic across the busiest sidewalk/pedestrian zone, but that issue unto itself makes the pedestrian space less enjoyable both because of the traffic and because its a break in the continuous retail.

The second issue is the extensive allocation of lobby space near the front of the building. I can live w/the lobby being entered off Lake Shore, though I'd prefer around the corner; but the space should be kept narrow at the front and then open up deeper into the building where the elevator core is (or should be).

The third issue is bad layout of the retail and the presence of indoor amenity space at-grade.

Successful retail integration (most notably minimizing window film) generally requires units to be long and narrow. (So minimal windows fronting the main street, which means they don't need to be covered for shelving/storage/fridges, a place for the cashier etc.)

These problems, in part, are related to one another. Once you handle vehicle access the way they did, it makes it much harder to layout everything else well. But they could still do much better.
 
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Chop it down in half, and get rid rid of the idiotic vehicular access on Lake Shore then we'll be talking. Until such time, this proposal is rubbish.
 
How was it approved? Having such a tall building in this location is just ridiculous, and as others pointed out, traffic will be a nightmare there.
 
B0ris said:
How was it approved? Having such a tall building in this location is just ridiculous, and as others pointed out, traffic will be a nightmare there.
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It's in the report:

"Given the expected trip generated, signal optimization plan, and the results of the traffic analyses, the report concludes that the projected traffic generated by the development will have minimal impacts on area intersections and can therefore be accommodated on the adjacent road network"
 
They're drinking some fine pixie dust with that "traffic analyses". Coming from a city that cant/wont optimize signals for streetcars, the interactions would be an absolute mess with all forms of traffic:

I'm sure that vehicle access point from Lake Shore will do wonders for streetcars entering/exiting Long Branch loop, buses entering/exiting Long Branch Loop, vehicles turning left onto Lake Shore from Browns Line, the gridlock that already exists between 43rd St and 40th St in the rush hour which sometimes stretches all the way to the Etobicoke Creek bridge.

I'll maintain the position that this is not the location for this kind of development, at all.
 
Amare said:
They're drinking some fine pixie dust with that "traffic analyses". Coming from a city that cant/wont optimize signals for streetcars, the interactions would be an absolute mess with all forms of traffic:

I'm sure that vehicle access point from Lake Shore will do wonders for streetcars entering/exiting Long Branch loop, buses entering/exiting Long Branch Loop, vehicles turning left onto Lake Shore from Browns Line, the gridlock that already exists between 43rd St and 40th St in the rush hour which sometimes stretches all the way to the Etobicoke Creek bridge.

I'll maintain the position that this is not the location for this kind of development, at all.
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It has 70 parking spaces. Honestly it probably generates similar traffic levels to the existing plazas given the higher turnover of commercial parking spaces, and there appear to be about 40 spaces on the site today. The access is also through the signalized intersection so it's actually cleaning up driveway entrances and consolidating them to a signalized access, which is generally much better for traffic operations.

It's right next to the GO station, it's a pretty good spot for density.
 
Northern Light said:
The Cover Letter provides an example on the importance of proof reading..........after all, you don't really want to write XXX letters to the city!
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1749487910870.png

Toronto finally gets a red light district…

and of course it's vertical.

42
 
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