Apex Condos | ? | 23 fl | Approved

[StEC]

Huge improvement!

[johnnyhamont]

Originally Posted by Innsertnamehere

Note that Michael Spaziani Architects specializes in LPAT hearings, and is not really a firm that actually builds things.

Clients typically hire him to affordably and professionally represent them in LPAT hearings, usually with the idea to either change architects prior to building or to flip the site.

I suspect this tower will almost certainly change again before getting built. Spaziani is likely being used to finalize an approval at the LPAT before the site is flipped.

That's frustrating. What's the site currently zoned for? Looks like this proposal is certainly not within the current zoning, which probably allows a max height of somewhere in the 6-12 storey range?
This would also be Ward 1, so only going to LPAT if council doesn't agree to a zoning change. Any read on how clr wilson feels about a proposal like this?

[Davis137]

That looks alright man!

[TheRitsman]

Some more renders from the DRP presentation:

[Chronamut]

Ehh not too bad - it's ok - I do like that townhousey part and the fact they seem to have matched the grade colours to the house on the corner.. also looks like they may have added stone to frame the entrances on the other side! Always better than just pure brick.. the skyscraper part is.. acceptable.. its got some nice presence..

Also the mullion effect on the corner glass part actually works well in this instance, because it is isolated as a showcase look, instead of being the entire building. Whoever designed this designed it smart looking.

They have combined the exterior finishes in a way that looks like it makes sense, and not like they just had to add a bunch of veneers to make it look interesting - I find that's important - it harmonizes well. I really like the recessed parts on the third floor, and how the light illuminates that inner part..

Odd shaped windows, check, picture frame accents, check, colour range between white and black, check

[TheRitsman]

So maybe I'm missing it, but it seems there is no commercial component here at all, no small coffee shop or anything. Kind of strange since the city typically tries to force these types of developments to have commercial.

I'm curious if the footprint of the building being small, plus the hostile roads of Queen and Main led to this not having a commercial component.

[Chronamut]

Originally Posted by TheRitsman

So maybe I'm missing it, but it seems there is no commercial component here at all, no small coffee shop or anything. Kind of strange since the city typically tries to force these types of developments to have commercial.

I'm curious if the footprint of the building being small, plus the hostile roads of Queen and Main led to this not having a commercial component.

I could see that being a part of it - this isn't really an area people go to shop - and it's dangerously close to that traffic - with no real setback. Aka it's not a route people would normally walk along city wise.

Although it does look like they've set it back father than the original render design.. but yeah.. lots of traffic.

also that house on the corner is BEAUTIFUL - look at what they have done with the property out front!

https://www.google.ca/maps/@43.25707...7i13312!8i6656

also looks like they may have to demolish some historic buildings along this road to get those townhouses in.. a least the one with the blue shutters, and that absolutely ADORABLE garage building.. sheesh it seems such a shame to encroach on this guys obv. beautiful lot..





They better not cut down any of those trees, and what about his gazebo backyard? Doesn't look like he'll have ANY backyard left after those townhouses are built.. although it's really hard to tell from the angle the renders are at..

[Innsertnamehere]

Originally Posted by Chronamut

I could see that being a part of it - this isn't really an area people go to shop - and it's dangerously close to that traffic - with no real setback. Aka it's not a route people would normally walk along city wise.

Although it does look like they've set it back father than the original render design.. but yeah.. lots of traffic.

The latest proposal features 7m sidewalks on Main St - so much better than what exists today.

Lack of a small retail unit here is disappointing, but I get that Main st. is just too much of a traffic sewer for it. I mean look at how other developments further east have addressed Main - the City just doesn't seem to care about fostering a strong pedestrian environment along it.

[Chronamut]

Originally Posted by Chronamut

I could see that being a part of it - this isn't really an area people go to shop - and it's dangerously close to that traffic - with no real setback. Aka it's not a route people would normally walk along city wise.

Although it does look like they've set it back father than the original render design.. but yeah.. lots of traffic.

also that house on the corner is BEAUTIFUL - look at what they have done with the property out front!

https://www.google.ca/maps/@43.25707...7i13312!8i6656

also looks like they may have to demolish some historic buildings along this road to get those townhouses in.. a least the one with the blue shutters, and that absolutely ADORABLE garage building.. sheesh it seems such a shame to encroach on this guys obv. beautiful lot..





They better not cut down any of those trees, and what about his gazebo backyard? Doesn't look like he'll have ANY backyard left after those townhouses are built.. although it's really hard to tell from the angle the renders are at..

Just wanna post this to the next page as I added some more points to this - what do you guys think of the corner house details? It looks like they have no qualms of completely destroying the surrounding character of it to add this complex.. which doesn't quite sit right with me..



I mean come on.. LOOK at it.. a stately manor with stately trees...

[Dr Awesomesauce]

Originally Posted by Chronamut

I mean come on.. LOOK at it.. a stately manor with stately trees...

This was (or perhaps still is) the Italian Vice-Consulate. Little-known fact...

[Chronamut]

Compared to this:





I mean sure, maybe they were just too lazy to add in all the existing details, but I have a bad feeling theyre just gonna chop down all those trees and remove any interest in the area whatsoever to "modernize" it - aka suck the soul out of it.

[StEC]

I'm in full support of this, very impressed all around! Crazy how different downtown is going to look in a short amount of time. Exciting times

[craftbeerdad]

Agree with others, this development looks quite sharp, and a nice integration of the townhouse developments on Queen. I almost look forward to taking the Go Bus back into downtown one day and seeing this building before the descent into downtown. A promising render indeed.

[matt602]

I like it. Looks similar to the one that just went up a few blocks down the street at Walnut.

[mattgrande]

It's no longer the Italian Vice-Consulate. It's moved to the Effort Square building (105 Main St W), unfortunately.

[Chronamut]

Originally Posted by mattgrande

It's no longer the Italian Vice-Consulate. It's moved to the Effort Square building (105 Main St W), unfortunately.

Maybe that's why this is going ahead as I don't see the Italian vice-consulate allowing a complete obliteration of all of his landscaping for this project otherwise.

[atnor]

Originally Posted by Chronamut

Maybe that's why this is going ahead as I don't see the Italian vice-consulate allowing a complete obliteration of all of his landscaping for this project otherwise.

No self respecting Italian would sacrifice their landscaped yard or garden without a fight.

[King&James]

Approved by City Council according to Jason Thorne tweet

https://twitter.com/JasonThorne_RPP/...756043265?s=20

[Crapht]

You can't possibly believe this project has anything to do with altering the landscaping in a non-related property just because a rendering shows it as a lawn? They will squeeze in the townhouses and this place will exist as is.

[Chronamut]

Originally Posted by Crapht

You can't possibly believe this project has anything to do with altering the landscaping in a non-related property just because a rendering shows it as a lawn? They will squeeze in the townhouses and this place will exist as is.

Usually they at least show the trees - and as you can see from the render that driveway goes right through one of the trees. (the one between the new condo and the side of the house) - so they are at least looking to cut down 2 of those giant trees which exist at the right side of the house.





And you'd think a render would at least try to replicate what was already there - I get some people lazily render that way, and I am not saying it is definitely going to happen, simply that it's a consideration to put out there, if noone else noticed it, and they were gonna try to slip it in without anyone knowing.

I will also admit it's hard to tell due to the angles of the renders the spaces between say the house and the building and the townhouses - for example the townhouses look like they are pretty close up beside the back of the house - but it could be an optical illusion - the house has a parking lot and garage BEHIND the building - is this kept? We can't tell due to the angles of both of the renders, but the landscaping on the city owned blvd in front of the building shows landscaping all across, no entrance - BUT we see a new entranceway to the right of the house which MAYBE leads to a new shared parking lot that the house can park in? I'd need to see floor plans I suppose. I am not trying to be difficult here but I do believe in conservation and I like to see everything that is going on - It wouldn't be the first time a development would cut down giant stately trees to build a new modern development, simply because noone said anything about it.

The other thing is that this new condo development has that jutout over the driveway to the right of the building that looks like it actually connects TO the side of the house - so this also begs the question: They matched the colour of the condos AND townhouses to the house - have they bought the house as well, and is it actually part of this development? Kinda like they wanted to do with the chch towers - if so that would explain a lot as it would be strange to just build this entire complex AROUND it if they can simply own ALL of it.

I really need to see more renders and angles and floorplans.