Note: the land on the south side of Carling on each side of the O-train corridor is shown as green space. It is NOT parkland. The City’s Official Plan calls for this area along Carling to be developed as a high-density mixed-use centre, ie more condos and offices.
The facade of the podium facing Preston appears to have a fair bit of glass. Unfortunately, I was unable to get a Photoshop rendering of this facade. How the building relates to the street is very important for a livable street.
In the background of the above picture you can spot the 125 Hickory St proposed Soho Champagne, two towers on a townhouse podium. That project has a nicer sidewalk face, with its three storey residential podium and usable space on the deck of the podium. The townhouses open directly onto the proposed multi-use (bike)path on the west side of the O-train corridor. The main MUP (bike path) is on the east (Preston) side of the cut.
Personally, I think the seven-storey undulating black podium on the south (Sydney Street) facade is a real turn-off. Their vertical lettering Italia also competes with the Arch.
From google earth, I estimate the lot size as being 120′ on Preston; 95′ on Sydney. The previous site owner did not plan to build right up flush to the co-op building on the left, instead they showed a public right of way or easement running north from Sydney between the two buildings.
The ground floor plan is shown to the right. The lobby is from the Preston sidewalk, shown centre right. The proposed community benefit — the tradeoff for doubling the height limit — is a space for a Museum of Italian Culture, shown at the top right. The street-level Museum space is basically a welcoming balcony overlooking the main space in the downstairs (beyond the U-curved wall leading to the curved staircase).
The plan to the left is the lower level (basement) which includes a lot more Museum space at the foot of the curving staircase. The area to the left of the stairs is at least two floors high.
When might this be built? Pending word from the developer Starwood Mastercraft, and assuming the City approves the project, the big question is whether they would build this building before the twin towers at 125 Hickory. Normally they would built the background towers first (say 3 years per tower, six years to fully sold status…) and then build the foreground 35 storey tower as it would block the views from the first building. OR, they might go for 500 Preston first and delay building the 125 Hickory towers. OR they might decide that the two buildings are in totally different markets, with the Hickory building going for $400 a sq ft (entry and investor market) and the 500 Preston selling at $500 a foot for a more prestige market. Only your developer knows for sure …
Tomorrow: this proposed building is not the only one that could be built at the north end of Preston. What would the area look like if the other lots were occupied by similar height buildings (why would any developer want to build less high)???