This page provides a series of maps, photos and images we have prepared that can help to show the nature of the issues and the potential impact of proposed developments, or what various rules or guidelines might allow.
Note the Final Report includes a design which has changes to the exterior - but these are cosmetic changes, the actual size and shape of the building is the same and unchaned since November.
Changes include having the brick extend down to the sidewalk, and not having any brick on the 4th floor or above, except on the "blank" east wall.
Lakehouse Condos (1960 Queen Street East) - Architect's Rendering
This is what the developer shows in their marketing materials - a modernist glass box that is clearly much taller than everything else around it - such at the Midoco building to the east which is carefully hidden behind trees (of course, they don't show the hydro poles!)
Note that this rendering was the original design - there have been some subtle changes made since then - like adding in awnings.
Fire Hall 227 (1904 Queen Street East) - Measured Heights
The Fire Hall is a designated heritage building, and is the major landmark and architectural symbol of the Beach community.
Many residents are concerned that development on Queen will block the views of the tower - already, the development of One Rainsford, at 20m tall (plus mechanical penthouses), will block views of the top of the tower as people approach on Queen - the tower is easily visible to drivers at Kingston Road and Queen as they look east.
As an example, the proposal for the Lick's property is about 20.75m tall - which is to the middle of the clock face, but there is an extra 4m of mechanical penthouse added to the height - making it as tall as the tower - which is 24m according to several sources - though likely it is a little taller.
Mock-up of Lick's Redevelopment (Lakehouse Condos) - View Looking West
This is similar to the image above, except that we have attempted to show the actual proposal instead of marking the heights. You can see that the stairwell makes the blank wall even more imposing.
The line running across both the south and east walls is the 12m line for "as-of-right development - everything above this is free height and density that the developer will get if the rezoning is approved.
200 Woodbine Site (North-West corner @ Queen & Woodbine) - Proposed Massing
The developers of One Rainsford, currently under construction, are in th eprocess of marketing a condo on this corner. The renderings show a building of about 20m tall, without any setbacks on the Queen Street or Woodbine facades - 6 storeys straight up. Even the Avenues guidelines do not allow this, as they require setbacks based on a 45 degree angular plane starting at the 16m height on the facade.
The 2 thin black lines we have drawn in are at the 12m and16m levels respectively.
This proposal also has very large mechanical penthouses above the 6th floor.
This study shows that approval of the development in its current form will block all views of the Fire Hall from Queen Street West of Rainsford Avenue.
Shell Gas Station Site - Potential Development
Clearly this site is being prepared for sale as a redevelopment site.
This image is similar to the other studies we have done. The lines show the site with a 20m height limit - without setbacks or the additional 5m allowance for mechanical penthouses.
As before, the other 2 lines we have roughed in show the 12m and 16m height levels.
Even if the existing height and density rules were strictly enforced, the views of the Fire Hall would be diminished, but anything above the existing rules would completely obliterate the view from the west.
200 Woodbine Site -Architect's Rendering (Looking North-West)
As you can see, this proposal is 6 storeys straight up - even the first phase, Rainsford One (which is parlty obscured by trees on queen, to the left) has setbacks above the 4th floor.
What this photo also tries to hide is the fact that the developer has not purchased the small house immediately east of the current development - this is the house with the Barber Shop and dressmakers store, which will remain sandwiched between the 2 condos, and will likely be impossible to ever develop - a permanent eyesore and example of bad planning should this proceed as currently proposed.
200 Woodbine Site -architect Rendering (Looking South-West)
This View shows the east and north sides of the proposal - note the massive mechanical penthouses.
Both this rendering, and the previous one, also show the inappropriate choice of materials - this charcoal coloured brick is the latest cliche used on too many condos in this city - this city is drab enough (particularly in winter) without more grey buildings. To paraphrase Henry ford, we can have any colour we want, as long as it is grey.
Whatever happend to the idea of making a building respond to the existing context - "contextualism" - this condo looks like it could have been designed for any similar sized site in the city, or even in the any city in the country - it says nothing about The Beach or Queen Street.
Proposed LCBO Store - 1986 Queen Street East (Pier One Site)
This is a project owned by Reserve Properties- responsible for the Bellefair condos to the immediate east, as well as the redevelopment of Lick's (Lakehouse condos).
This proposal is going before the Committee of Adjustment (March 21st) to seek 8 variances - including a variance to allow a 13m tall building instead of the permitted 12m.
However, this is a one-storey building - the extra height is not needed except for for aesthetic reasons - there is just wasted empty space behind the top of the facade. There is no need for a liquor store to be this tall - as tall as a 3 or 4 storey building!
The reason here appears to be that the developers and architect seem to want to match the height of the original portion of the existing church next door - but what this does is it ends up mimicking and trivialising the church architecture and form, instead of keeping it as a "landmark" that is more prominent than the typical "commercial fabric" buildings that make up the rest of the street.
As with the proposal for Lick's this will result in a large blank wall being visible - whereas the existing Pier One building is of a height that makes for a smoother transition between the one storey buildings to the east and the original part of the church.
In addition, the facade uses precast concrete for the unshaded element around the entrance - this is not a material that is permitted by the Beaches Urban Design Guidelines, and this design violates those guidelines in almost every aspect.
The Beach Mall
The Beach Mall was one of 4 "Soft Sites" identified in the segment study done by the consultant's hired by Reserve Properties, as a required part of the application for the Lick's redevelopment.
It is unlikely that this will be redeveloped in the near future, but it does help to provide an example of building heights.
The facade is a little over 10m tall.
Again, we have roughed in lines at the 12m , 16m and 20m level witht he thicker lines - and have included a thin line at 25m for the full height including mechanical penthouses.
At 13m the proposed LCBO will be 3m taller than the Beach Mall facade - all for no practical reason.