195 Dundas Street - 25s (Complete) | 35s, 32s (Approved)

[jammer139]

I too share the same thought. Phase 2 of this project may not ever happen or could be delayed many years. Parking will be a major issue for tenants when and if they decide to excavate the remaining parking lot for the next 2 towers. If your in the rental market for a unit in this first tower you can assume that you won't have a parking spot for a vehicle when they start phase 2. Logistically a challenge for the developer and prospective renters.

[jammer139]

Almost done forming and pouring the 9th floor walls. Have started forming for the 10th floor slab on the east side.

[ssiguy]

I actually never thought having 3 towers was a good idea. I think the density and shadow would be too great for such a small lot. I think 2 towers with a large connecting podium would have been a far better development. I wonder if that is what the developer has in his mind now. Remember this building is taller than what was initially proposed so maybe he is trying to fit the same number of units into 2 towers with a strong podium.

[Djeffery]

Originally Posted by ssiguy

I actually never thought having 3 towers was a good idea. I think the density and shadow would be too great for such a small lot. I think 2 towers with a large connecting podium would have been a far better development. I wonder if that is what the developer has in his mind now. Remember this building is taller than what was initially proposed so maybe he is trying to fit the same number of units into 2 towers with a strong podium.

This is such a small footprint of a building that it doesn't take away from what is planned elsewhere on the property. This space would have been difficult to incorporate into one of the other buildings given its location behind neighbouring buildings.

[Djeffery]

Tough to get a good picture of this without being on foot.

[TallerIsBetter]

I like the smaller square footprint with this. If they redesign the other two to be square footprints they would have a lot of latitude in positioning them to make this a fantastic project.

This is where the mid and affordable units would go well, getting as many units in as possible (with the York development at the Forks being more high end).

I would hope the other two could be narrow, square footprint towers one say 45 and another 55 floors. This would put the tallest building downtown (say 600 feet) right in the centre of the downtown which would make a pretty sweet skyline.

Would love to also see the 455 Clearance get a revamp and be in the 40 -45 floor range, again this could add mid and affordable units.

Here's a surprise... I would also love to see a couple of 20 -25 residential that have wide/long footprints and done with a retro Edwardian or Art Deco feel, which would give the downtown a more historical coexisting with modern vibe. Maybe one integrated with part of the Dundas streetscape that is/has died out, and maybe another at Talbot and King, either SE or SW.

Could also put a couple more in the 40 - 45 range along the south side of Queens between Clearance and Talbot.

The more units downtown the better.

[TallerIsBetter]

I should add they took a long time doing the underground work on King and I suspect they have built capacity for a LOT of density along that corridor.

There is also potential for the 183 King and adjacent parking lot for some further intensity.

[jammer139]

10th floor wall forms now up on the east side.

[jammer139]

Forms for the 11th floor walls now up on east side.

[DWBrown]

I just got off the phone with John Martin of York Development and he said that this project that is under construction (Building C) along the Dundas Street corridor will have a 300 foot roof line and with the mechanical room on the roof will bring this buildings total complete height to 326 feet in the finish end. I asked him about Buildings (A and B) that will be on King Street if there is any further information that he could share with their futures. The only info that was discussed is that the (A and B) buildings will also be applied for further height to be added, but he could not say any more than that at this time till it is figured out in final with what Bonusing will be gone after before anything will be present ed to the City of London for approval. Just thought to share and bring this info to everyone who is interested.

[GreatTallNorth2]

Originally Posted by DWBrown

I just got off the phone with John Martin of York Development and he said that this project that is under construction (Building C) along the Dundas Street corridor will have a 300 foot roof line and with the mechanical room on the roof will bring this buildings total complete height to 326 feet in the finish end. I asked him about Buildings (A and B) that will be on King Street if there is any further information that he could share with their futures. The only info that was discussed is that the (A and B) buildings will also be applied for further height to be added, but he could not say any more than that at this time till it is figured out in final with what Bonusing will be gone after before anything will be present ed to the City of London for approval. Just thought to share and bring this info to everyone who is interested.

I didn't think this was York's project. Isn't it Ayerswood Development?

[DWBrown]

Sorry my bad. It is a Ayerswood Project. I miss wrote that. I'm in the middle of conversations with both development companies and wrote down the wrong one by mistake. Sorry for that.

[jammer139]

Puzzled by reference to York Dev when this is clearly an Ayerswood Development project.


https://l360arch.com/signature-downtown-highrise-project-revs-up-core-construction-boom/


Having said that I would love to see the second phase go higher. 45 and 40 stories would be fine in phase 2. Most cities are now reducing the requirements to supply one parking spot per unit in their downtown cores recognizing that downtown dwellers don't always own a vehicle.



They have now reached the 40% point in height with the completion of the 10th floor. Only 15 more floors to go plus the mechanical penthouse. Should be topping out in around 40 weeks at their current pace.

[TallerIsBetter]

That is the most NIMBY proof site downtown - though someone may find a reason (like Pigeons don't like shadows!), lol So go tall. Lots of units. Some affordable, some fancy but with a nice design (hopefully square floorplates, or slight curviness - no rectangular floor plates please).

This is where you could push for 45-48 for one and 55-58 for the other. Would make a core-of-the-core tallest that would be the center apex of the skyline from any angle. Maybe in the 600 - 650 foot range with a signature top.

We need as many units as possible.

[TallerIsBetter]

And I will point out I'm being a little more aggressive with the wishful thinking with those floor counts because someone on here mentioned that Centro south will actually be 135m /443 ft and it looks like York may go 50-52 floors with their taller tower, and that suggests in the 550 -625 ft range if true...

[ssiguy]

I don't believe in this height for bragging rights 🞵🞵🞵🞵. Highrises should compliment a city and a neighbourhood and not overwhelm it. This development is right up against Dundas Place and buildings too high would cast a shadow over the whole street. I would far rather have 10 mid-rsie buildings filling in 10 empty parking lots than have the same number of people filling in just 3 or 4.

[TallerIsBetter]

Shadows for the old Mews site will fall mostly on the Galleria in the Afternoon and especially from Spring through Fall.

My suggestion/hope for smaller square footprint floorplates means shadows travel fast and only affect any spot for a short period of time. Look at 515 Richmond.

If you put the tallest in the center core you can have a stair-step effect with smaller ones around it.

The trend now is taller than any of us may have expected. Kitchener has a 40 going up and a 44 storey just approved. Hamilton has a very tall proposal, and Ottawa has a 65 storey going up. I suspect Developers want to go higher now for various business reasons.

I'm also OK with seeing some 12 - 20 floor infills in the downtown to go with some very tall ones. Variety is good and we need as many units as possible for various reasons.

[MolsonExport]

Originally Posted by ssiguy

I don't believe in this height for bragging rights 🞵🞵🞵🞵. Highrises should compliment a city and a neighbourhood and not overwhelm it. This development is right up against Dundas Place and buildings too high would cast a shadow over the whole street. I would far rather have 10 mid-rsie buildings filling in 10 empty parking lots than have the same number of people filling in just 3 or 4.

Agreed. Densification is not just vertical. It is paramount to reduce the number of open sore surface parking lots (Farhilots).

[ericmacm]

Land is getting more expensive, especially in downtowns, so going taller and fitting in more units makes it easier to break even and make money on the initial land investment. I would say that floor counts in the 40s for the next two towers is exactly what should be happening.

[jammer139]

Have now poured some of the 11th floor walls and posts on the east side. Should see the west side walls poured this week and the start of the 12th floor slab forming. Still no signs of a exterior construction elevator installation. Climbing 11th floors each day must be getting tiring.