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  #3161  
Old Posted Apr 17, 2008, 4:44 AM
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The article below is from the New York Times (March 18, 2007). It shows what can be done on a very small lot. I doubt that most cities in Canada would even allow a development such as this and even if they did, the NIMBY's would be out in full force I'm sure.

The full article can be found at:
http://www.nytimes.com/2007/03/18/realestate/18Deal1.html?fta=y

Big Deal
Tall and Thin, Back in Fashion

By JOSH BARBANEL
Published: March 18, 2007
THE sliver building is making a comeback in Midtown Manhattan. The version that Ismael Leyva has designed will soon soar above Eighth Avenue and West 48th Street like a bird made of blue glass, with narrow balconies rising 42 stories high along the neck.

A rendering of the new sliver condo tower at 785 Eighth Avenue

During an earlier residential building boom in the 1980s, New York City rushed to ban what were called “slivers” — condominium towers rising high above narrow lots in residential neighborhoods — in response to community protests. In 1983, even as the last vote was taken, developers were still running crews on overtime to try to get their foundations finished on the Upper East Side, before it was too late.

At the time, the City Planning Commission attributed the slivers to what are again familiar trends: rising real estate values, the demand for luxury housing and the difficulties developers were having assembling large lots.
But now with residential condominiums going up all over Manhattan — in commercial districts like this one on Eighth Avenue as well as residential neighborhoods — the sliver is back, and Mr. Leyva’s version is singularly tall, thin and contemporary. It has a needlelike tower rising above a 23-foot-8-inch-wide street front.

In all, the condominium tower, at 785 Eighth Avenue, will rise 566 feet high, according to the building permit, and cantilever over an adjacent building to provide additional floor space. Balconies facing Eighth Avenue will be spaced to create a sense of motion like a bird in flight — because they shift from one side of the building to the other as they rise along the facade.

“When developers are forced to deal with small sites, we architects have to come up with clever solutions to make the building more efficient and economically feasible,” said Mr. Leyva, who designed the residential interiors at the Time Warner Center, and has been involved in dozens of other residential and commercial projects in the region. “We have to shape the building to maximize the use of space, create drama with dynamic solutions,” he said. The project, being developed by Esplanade Capital, a New York real estate and investment company, calls for 122 condominiums, with two to four apartments per floor, a residential lobby and entrance on West 48th Street, a rooftop terrace, amenities space, and a retail space in the ground floor and basement. There will be two elevators stopping at each floor. The building uses air rights from several adjacent properties and is built on an irregularly shaped lot. So while it is 23 feet wide in front, it widens out to 44 feet at the rear, providing large balconies and corner living rooms facing the Hudson River. It is scheduled to be completed in mid-2008. The limits on sliver buildings apply to structures in residential zoning districts with street fronts of 45 feet or less. A review of building dimensions in property tax records shows two 20-story buildings with only 25 feet of street frontage in Midtown, but no other building as tall as this new project with as little street frontage.
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  #3162  
Old Posted Apr 17, 2008, 7:44 AM
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Quote:
Originally Posted by Rob D View Post
The article below is from the New York Times (March 18, 2007). It shows what can be done on a very small lot. I doubt that most cities in Canada would even allow a development such as this and even if they did, the NIMBY's would be out in full force I'm sure.

The full article can be found at:
http://www.nytimes.com/2007/03/18/realestate/18Deal1.html?fta=y

Big Deal
Tall and Thin, Back in Fashion

By JOSH BARBANEL
Published: March 18, 2007
THE sliver building is making a comeback in Midtown Manhattan. The version that Ismael Leyva has designed will soon soar above Eighth Avenue and West 48th Street like a bird made of blue glass, with narrow balconies rising 42 stories high along the neck.

A rendering of the new sliver condo tower at 785 Eighth Avenue

During an earlier residential building boom in the 1980s, New York City rushed to ban what were called “slivers” — condominium towers rising high above narrow lots in residential neighborhoods — in response to community protests.....
At two to four units per floor, that project may share a few design similarities with the rumored 16 storey next to the Renaissance, I wonder about the size of the units? if they are smaller, perhaps they are more affordable, hopefully a rendering is released soon.
     
     
  #3163  
Old Posted Apr 17, 2008, 7:45 AM
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Spectacular growth straining city: official
"The bottom line is, we just need further help," Mayor Don Atchison said Wednesday
Lori Coolican, TheStarPhoenix.com
Published: Thursday, April 17, 2008

Rather than cut programs and services, city council's budget committee chose to boost the City of Saskatoon's operating revenues Wednesday night in an effort to reduce an ominous 8.3 per cent proposed property tax hike to 6.9 per cent.

If the provincial government carries through on its last-minute pledge to increase its revenue-sharing by a further seven per cent - which equates to an estimated $1.2 million, the hike will be further reduced to about 5.7 per cent.

"The bottom line is, we just need further help," Mayor Don Atchison told reporters after the meeting concluded.
Mayor Don AtchisonView Larger Image View Larger Image
Mayor Don Atchison

The city budget will not receive final approval - and the true size of the tax hit for property owners won't be known - until later this spring, after the provincial money is confirmed and the board of police commissioners reports back to council with its revamped budget.

To boost revenues, the budget committee agreed to dedicate $500,000 from a proposed $4-million annual contribution to reserves from Saskatoon Light and Power to the general operating budget, taking half a percentage point off the proposed tax hike.

It also approved the diversion of $360,000 in funds earmarked for the city's bridge maintenance reserve, dropping the hike another .36 per cent.

Infrastructure services manager Murray Totland had eloquent words of warning for councillors - and perhaps higher levels of government - about the financial effect of the spectacular growth and economic prosperity Saskatoon has enjoyed of late.

In about 25 years of working on budgets for the city, this is one of the most difficult he's experienced, Totland said.

Without doing more than maintaining the status quo, his department still needs a 6.16 per cent increase to its operating budget - and the same will likely be true for the next several years, he added.

The city is experiencing "the true impact of growth," Totland said. "If you were to ask me if this is sustainable, I would have to say no."

It's an illustration of the city's desperate need for a richer, more reliable system of revenue-sharing from the federal and provincial governments, both of which have profited from the boom, Atchison was quick to note.

Coun. Myles Heidt said he was troubled the committee had earlier agreed to spend $40,000 on a new program to subsidize the spaying and neutering of low-income residents' pets, then passed a bare-bones infrastructure budget.

Infrastructure programs are core services that should rightfully be expanded during a time of growth, he said.

Coun. Maurice Neault argued in favour of diverting about $30,000 from the Mendel Art Gallery's portion of the civic budget - essentially forcing the gallery to cut its services - in order to keep the soon-to-be cancelled Crescent Shuttle buses operating as Access Transit vehicles during the six coldest months of the year.

Without extra funds to run them, the addition of the two buses to the Access Transit fleet will simply result in two lift-equipped buses being taken off the street, transit manager Jeff Balon told the committee.

Demand for Access Transit subscriptions outpaces the supply of rides - and subscribers do pay for the service - which they need in order to get to work or school, Neault noted.

"They're players is this economy. . . . It's important that we look at it in that perspective."

Neault's proposal was defeated.

A majority of the committee also voted against a motion from Coun. Glen Penner to take $250,000 in revenue from Credit Union Centre's profits and dedicate the funds towards a further reduction of the rate hike.

The committee voted to dedicate 100 per cent of the revenue generated by the recent increase in parking meter rates - expected to be about $472,500 - to the operating budget, despite a request from all three central business districts to have half the money devoted to streetscape improvements along Third Avenue.

Councillors also agreed to raise parking meter rates by a further 25 cents in 2009, then devote all the additional revenue to the work on Third Avenue so that it can proceed in 2009, 2010 and 2011.

That will bring the price of parking at a city-owned meter anywhere in Saskatoon, except the Riversdale area, to $1.75. Until recently, the price was $1.

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  #3164  
Old Posted Apr 17, 2008, 3:24 PM
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Perhaps Saskatoon will learn from Calgary's mistake of not keeping up with the infrastructure as the population grew. What's the status of the ring road in Saskatoon?
     
     
  #3165  
Old Posted Apr 17, 2008, 3:33 PM
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Perhaps Saskatoon will learn from Calgary's mistake of not keeping up with the infrastructure as the population grew. What's the status of the ring road in Saskatoon?
I feel that Saskatoon has seen the mistake of not maintaining infrastructure with growth and the city will do everything it can do keep the infrastructure at a more then satisfactory level with the growth. As for ring road there is no construction of it yet, I feel they will complete circle drive before they begin ring road.
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  #3166  
Old Posted Apr 17, 2008, 3:53 PM
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Did some investigating....

'ICR Investments' owns the lot beside the Radisson.
'FP Equities' (Calgary) owns the whole block the Galaxy sits on.
     
     
  #3167  
Old Posted Apr 17, 2008, 5:46 PM
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Did some investigating....

'ICR Investments' owns the lot beside the Radisson.
..Good news. last time I checked ICR was not in the business of holding properties without revenue potential..
     
     
  #3168  
Old Posted Apr 17, 2008, 6:11 PM
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In a special section of the SP today celebrating the Hotel Senator's 100th Anniversary, the owner said that plans are underway with Kindrachuk-Agrey Architects to rebuild the coupola that graced the building's roof when it was first opened in 1908.

Also, plans for a rooftop deck are "definitely in the works."
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  #3169  
Old Posted Apr 17, 2008, 6:26 PM
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Originally Posted by Country View Post
In a special section of the SP today celebrating the Hotel Senator's 100th Anniversary, the owner said that plans are underway with Kindrachuk-Agrey Architects to rebuild the coupola that graced the building's roof when it was first opened in 1908.

Also, plans for a rooftop deck are "definitely in the works."
How exciting!! This will def. be an amazing addition to help redevelop the streetscape of 3rd Ave S. As well for all of those who have an issue with the new 4 story building going up by north prairie. Send them an email, I did and they replied with positive results. So send your suggestions and some photos to help and maybe we can help create a more beautiful building
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  #3170  
Old Posted Apr 17, 2008, 7:22 PM
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Originally Posted by Country View Post
In a special section of the SP today celebrating the Hotel Senator's 100th Anniversary, the owner said that plans are underway with Kindrachuk-Agrey Architects to rebuild the coupola that graced the building's roof when it was first opened in 1908.

Also, plans for a rooftop deck are "definitely in the works."
Oh yeahhh

From this

Source - Crimson Dark (Flickr)


To this

Source

Looks like a copper roof on the old coupola, I can't imagine them using copper on the new one ($$$).
     
     
  #3171  
Old Posted Apr 17, 2008, 7:48 PM
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Looks like the building on the right lost its decorative top as well...
     
     
  #3172  
Old Posted Apr 17, 2008, 8:16 PM
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Did some investigating....

'ICR Investments' owns the lot beside the Radisson.
'FP Equities' (Calgary) owns the whole block the Galaxy sits on.
Google found this...

Quote:
Name: FP Equities Inc.
Date of Incorporation: May 4, 2005
Mailing Address: 325, 2550-15th Ave., Regina
Main Type of Business: real estate holding company
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  #3173  
Old Posted Apr 17, 2008, 8:34 PM
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How exciting!! This will def. be an amazing addition to help redevelop the streetscape of 3rd Ave S. As well for all of those who have an issue with the new 4 story building going up by north prairie. Send them an email, I did and they replied with positive results. So send your suggestions and some photos to help and maybe we can help create a more beautiful building
I'll see if I can refine my criticism; lack of residential units (they don't want a 24/7 operation, why not?), maybe I can focus on design elements rather than the entire vision of this proposal, hmmmmm.

I found the following building to have an interesting vision, although at 10 storeys it is a bit taller than the proposal by North Prairie. However, at 10 storeys it does equal the height of Lake Placid's proposed boutique hotel at River Landing Village, something to think about

Quote:
The design by Pelli Clarke Pelli keeps things simple, a tall box with glass on all sides except the south, where the floors that poke above a six-story neighbor would be clad in solar panels.

The eye-catching feature would be the outer layer of green.


Planters contained by a trellis-like mesh would be attached between each floor, and each planter would hold a mix of vines so something is in bloom each month of the year. The vines would be trained to snake around cables that would form a sort of taut net around the glass box, with vertical cables spaced every 5 feet and horizontal ones stretched waist-high across each floor.

Not only would the vines provide a sort of environmental ornamentation, they'd help cool the exterior and reduce energy needs.

The vegetation and the solar panels are the most obvious signals of 110 The Embarcadero's emphasis on sustainability. Clarke and Hines say the goal is to earn a Platinum rating from the U.S. Green Building Council. That's the top honor given by the council, and it has yet to be applied to a speculative office building.

This sort of fine-grain infill isn't what you'd associate with the design firm founded by Cesar Pelli, best known for such sky poppers as Petronas Towers in Malaysia, the world's tallest buildings from 1996 until 2003. Nor Hines, a Houston developer that makes a specialty of marquee projects by brand-name architects.

But Hines bought the site in 2006, drawn by a visibility and location that can't be duplicated. As for Pelli and Clarke, you sense they relish the shift in scale from skyline peaks to mid-block lots.

"The site is so constrained it wasn't a place for dramatic moves," Clarke said. "We saw the potential for something very crisp and elegant."

Pelli and Clarke also use the word elegant to describe their proposed obelisk-like Transbay Tower. But when you're talking about a building that could be 300 feet taller than the Transamerica Pyramid - the final design is months or years away - elegance is outweighed by sheer size.

Here, by contrast, the firm has the chance to do what Pelli does best: home in on the details that make a building memorable no matter what the shape or height might be. For instance, a narrow vine-free bay would project slightly above the retail space on the Embarcadero and proceed up the building to give the profile an extra snap.

The same creativity is applied to the sustainable design features. Cables supporting the vines would also be used to irrigate the planters, recycling filtered wastewater from the building. Douglas fir piers beneath the structure on the site would return as the decking for a publicly accessible rooftop open space.
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  #3174  
Old Posted Apr 17, 2008, 8:47 PM
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Minus the walkway and add a few floors, here is an example of what could fit nicely beside the Radisson and Renaissance Towers.


La Dallman Architects envisioned a glassy condo tower west of the Milwaukee Public Museum, connected by a transparent walkway with trees on top.

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  #3175  
Old Posted Apr 17, 2008, 10:00 PM
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Those skinny buildings are neat!
     
     
  #3176  
Old Posted Apr 17, 2008, 10:31 PM
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I'll see if I can refine my criticism; lack of residential units (they don't want a 24/7 operation, why not?), maybe I can focus on design elements rather than the entire vision of this proposal, hmmmmm.

I found the following building to have an interesting vision, although at 10 storeys it is a bit taller than the proposal by North Prairie. However, at 10 storeys it does equal the height of Lake Placid's proposed boutique hotel at River Landing Village, something to think about

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This sounds fantastic! Send it off to them and hopefully we can sway them to change it up to be taller and more architecturally dramatic!
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  #3177  
Old Posted Apr 17, 2008, 10:32 PM
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While those skinny buildings look cool, and would fit in nicely in NY or Toronto, I think we should shoot for filling in parking lots before we start cramming buildings together and fucking up people's views....

Agreed?
     
     
  #3178  
Old Posted Apr 17, 2008, 10:50 PM
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i say if a developer is planning to build something in saskatoon we should be happy and i for 1 love the skinny towers, it makes the building seem taller that it really is
i really like saskfw's second choice for the skinny building, it looks very neat.
also for coupola i am all for that good choice senator
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  #3179  
Old Posted Apr 18, 2008, 12:46 AM
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While those skinny buildings look cool, and would fit in nicely in NY or Toronto, I think we should shoot for filling in parking lots before we start cramming buildings together and fucking up people's views....

Agreed?
While it is unfortunate that the views of one condo building may be obscured by another, the land is highly coveted (Kiwanis Park/South Saskatchewan at your front door and Broadway Avenue just a short jaunt across the bridge) and deserves a building of reasonable height.

In this particular case, the "we were here first" argument lacks justification for the right to an unobstructed view; I don't believe there are bylaws against obstructing views in the downtown unless it is a matter of safety...and even that could be debated.

Besides, a condo with 16 floors won't be the final number, I guess it will be closer to 10 as they may have to contend with neighboring property owners willing to make a case to the city and yada yada yada, just like the Meridian on Broadway (e.g. compromise).

Obstruction of views is something many downtown condo owners will have to live with, if a view means that much to them they can find a unit higher up or in another building.
     
     
  #3180  
Old Posted Apr 18, 2008, 1:57 AM
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Found this proposal in the Oslo development thread on SSC, maybe something like this would work good in that small area beside the renaissance tower. It's 24 stories and has only two residential units on each story. Of corse I doubt anything of this nature would become a reality here, but one can dream.





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