133 Park St and 36, 38 and 40 Allen St W | 13 m | 3.5 fl | Proposed
Z-09-06 133 Park ST and 36, 38 and 40 Allen St W
File: Zone Change Z 09-06 Applicant: Rom Dam Developments Location: 133 Park St and 36, 38 and 40 Allen St W Request: The applicant is proposing to amend the City's Zoning By-law No 1108 by rezoning the subject lands from Industrial-6 (I-6) to Commercial Two-6 (C2-6) with site specifice provisions including: that “dwelling (terrace)“ be added as a permitted use that the setback from Allen St (front lot line) be reduced from 5.0 m to 3.3 m for the main building, 1.9 m to the stairs and 1.7m to the architectual entrance feature that the setback from Park St (flankage lot line) be reduced from 5.0 m to 3.4 m for the main building and 1.6 m to the architectural entrance feature. that the setback from the north-westerly lot line (abutting 129 Park St) be reduced from 7.5 m (as required for rear yards) to 3.0 m for the main building and 2.6 m for the architectural entrance feature. that the landscape buffer within the low rise residential area yard setback (westerly lot line) be reduced from an average depth of 3.0 m and at no point less than 1.5 m to an average depth of 1.7 m and at no point less that 1.5 m Purpose: The applicant is being advaced to permit the lands to be developed for a 3.5 storey residential building with 18 units Informal Public Meeting: July 13, 2009 Formal Public Meeting: (pending) Staff Report (pending) Contact: Trevor Hawkins, Development Planner 519-747-8583 Attachments: concept site plan and concept building elevations |
The design looks... interesting, perhaps. Though demolishing 40 Allen St W just to put up parking is unfortunate.
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park/allen
Thanks for the link. I live very close by and I like it.
The stone colour is important and I hope it contrasts with the "white stone trim"....not too sure if it does. The driveway is off Allen St....not too sure I like that as that location is too close to the corner and from what I see there will be a landscaped area buffering this road from the neighboring complex and its rockery stone. Good idea as long as it's wide enough;trees here would be nice Would be nice if some tall substantial stone markers on either side would enhance that entrance. Is that wire fence that I see...any other alternative like steel fencing to give it a "cabbagetown" effect. The company has designed a good structure giving nearby chippendale residents a good degree of distance from the back of the new building. The "devil is in the details" of course.. |
More Park and Allan news!
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Hope this gets built. The area surrounding Park and Allen is going be quite the spot soon.
144 Park isn't even close to starting. Probably a year from now until they break ground. |
133 park st
Yes it would be nice to have something replace those shoddy structures on Allen St and most recently that tin shed on Park st. which was put to a number of uses including a "sweat shop" for one of our local business retailers.
Chippendale owners (neighboring townhouses) deserve to be congratulated for their patience and hopefully soon this developer will clear the property and build anew...something smart and sassy to complement Chippendale, 144 Park, the Catalina complex and of course the venerable Bauer Lofts complex. What I see is nice, not sassy but nice will do I guess considering. I would have preferred elegant "NEW YORK" style brownstones maybe ten or 15 with underground parking...one level only for 20 or 25 cars. The quality appears to be good...cannot tell for certain yet. It fronts Parks St. and gives certain degree of privacy to Chippendale owners...a good thing...only 3.5 stories( they could have gone up to six stories). Three bedroom units are not marketable unless it's student housing...is the city aware of this? Walkups tend to lose value over time. If they are condos then why three bedrooms since all the units in the surrounding area are two bedroom condo units;they are very vague about the nature of these units which raises suspicions.We do not want student housing. Yes as councilman Maclean suggested "traffic" is a problem. Exit and Entry from Allen St...not good My suggestion would be to allow "entry" only from Allen St and "exit" only onto Park thereby reducing congestion and pressure on Allen. Perhaps 18 units might be reduced to 16 to accomodate the "exit" of vehicles. In the end I am confident this developer will work with the neighbors to create a beautiful addition to this very important part of the city which will probably develop into the most fashionable area in all of kw. |
I think the kind of students that would move in to a place so far from the university are those that want to get away from student life. I wouldn't be too concerned about students moving in.
And I think this looks like a good development. I wouldn't mind it being higher density, but at the same time not every building has to be at the highest densities permitted. |
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I live within walking distance to uptown. |
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/\ Agreed. I would like a 3 bedroom unit in that style. I think it's a great idea.
If we want to see greater densification (sp?), then we have to look at ways to accommodate families et al. I'm not a first-time homeowner, and I have no interest in ever living in a house. |
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give me a break
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The area is adult oriented.That's a fact; the suburbs are just the opposite. Sometimes the two just don't mix. Families have their place... at least we were told that by those who live on Norman St. Theirs is is a protected enclave that does not want the big bad tower at 144 Park to go up. "One has to protect the children from traffic." So the 133 Park is not for family.This is an adult complex; plain and simple, which leads us back to three bedrooms units. Students! Not! Three bedroom units are marketable all right... to students because they split it three ways. There is no elevator; this attracts the younger set plain and simple. Look at the walkups along Columbia St. What an unsightly mess!! |
I don't know that I would describe stacked townhouses as "walkups", although I suppose it's technically true. In Ottawa, where I used to own one, they are quite common and I am aware of no problems with their value (in fact some of them are very nice developments). With one flight up to a two storey unit, you are facing no more stairs than in a three storey townhouse. The only thing I didn't like about mine was the lack of a proper entrance foyer.
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I don't have kids, and I would love a 3 bedroom unit like this.
And I stand by my point that if you want to make core areas (and the fringe of the cores) more dense, you have to appeal to more demographics than just single urban professionals and couples starting out with their first home. Having more dense development is going to require a lifestyle change for the entire community. Homes with vast yards are going to have to go. If you've ever been to Europe, you may have noticed that very few homes have any kind of yard. However, there are more parks and community green spaces. That is the way we are going to have to go if we want to bring sprawl under control. And to echo another post, I know people with children who not only want to live in condo-type units, but some who do. They're kids go to the park. Works pretty well for them. |
I have to agree with the general concencus here. 3 bedrooms units are unmarketable in condo towers to an extent. They were over done in the 70s with large floor plans, and don't sell well today at the sq. ft. price needed to move units in nice, new buildings. (And that depends on location, etc. In Toronto, you can make a couple work in each buidling, but that is about it...) But these are townhouses esentially. If they can sell townhouses like this to families in downtown Edmonton, Vancouver, Calgary, etc., there is no reason why they can't market it here.
I know I for one will be looking for a brownstone in Edmonton or the equivilant in the future when we are planning for a little one. |
3bdrm walkups(3rd floor)
Sorry...but I will have to disagree.
Are there any units in KW of high end quality that are 3brm? I doubt there is a legitimate market for it. If so I stand corrected. I repeat...they should be high end walkups condos...in keeping with the area. |
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3bdrm...not
Has there been study to determine if a "market" for this type of dwelling unit exists?
To simply say there is a market is not good enough; show me the stats that would suggest as much. |
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